Don't forget to account for the points and refinance fees you will pay for the new loan as well.

A 401(k) invested in the stock market has a lot of hidden fees.

You can find that info here: https://www.clevelandohio.gov/city-hall/departments/building... under "Electrical Permit Fee Schedule."

Already have a signed lease at almost top of market and the pool was one of the deciding factors for them. 

There is no final “price match” you can get generally until the closing date is established, rate is locked, and all fees are balanced.

Yes the numbers will be for year two . im not sure how to force the calculator to factor my first year being as you stated but again i feel thats just a hurdle im going to have to suck up paying that 1/2 mortgage for the year in order to get the ball rolling with this journey. the 600 a month in maintenance and cap ex is pretty aggressive that's 6% per category . but ill consider that thanks for the heads up Lastly , your probably right about the vacancy rate i just called a prop management company down the street and asked them the vacancy rate of that zip for the bed bath and it came back at 1.7 so i used 2 . again probably right to make that higher.. how high do you think ?

The IRS states: You can pay yourself a fee for managing your own rental property, but this may not be the wisest course of action.

If you need a little more power, look at Rentredi or one of the other software to charges a monthly fee.

I'm asking for double market rent, plus a non-refundable pet fee per month, pet deposit, 4k security deposit, cleaning fee (for when they move out) and a monthly landscaping fee. 

Michelle - Thanks very much for writing.The cost segregation study and tax savings benefit for an investment property can vary based on several factors, including the property type, location, and specific components within the building.