I think you need to adjust some of your numbers, though:Vacancy might be a touch high, but this is super local.I feel better with Repairs and CapEx at 7.5% each.The taxes are very high.

But when calculating NOI, cap rate and property value, I wonder if the income from the furnished rentals will be adjusted lower because the increase is a result of the furnishings.I may refinance or sell this property in the next couple years so I need to be extremely mindful of how this affects the valuation.Any advice would be greatly appreciated, thanks! 

What adjustments did he make to that comp in particular?

We did most of the work ourselves, which translated to lots of late nights while kids were sleeping, but after a while you adjust to the new normal.

But most lenders holding the loan would adjust rates and possibly some terms of the loan and still finance the property.

These are simple and easy numbers and agent worth salt can give you.You may need to adjust your expectations?  

Buy for cash flow, or future cash flow once repairs are made and rents are adjusted to a proper fair rate.

Now adjust the purchase price and see what number makes it a 1.5% or 2% deal and throw the offer to them. 

I was listening to a recent BP podcast And heard Michael Becker say something about adjusting NOI in this market with a little bit more compressed cap rates.

Portfolio loans are more expensive and higher risk with rate adjusts amd/or calls and balloons usually.