Because the NOI is the numerator, and that comes from Income minus Expense, it can be higher by either lying about income or deferring maintenance to lower expenses (more common than the former). 

Ahh haa, the higher the risk the greater the reward.

There are a lot of risks out there now and I am trying to keep some pretty conservative assumptions in my numerical models (which are based on case studies from Brandon Turner's book). 

Risk to reward ratio is not there.

@Cameron Riley this is definitely a frustrating position to be in as an investor, but I really don't recommend going that route:1) They are not trespassing2) Threats rarely get you the desired results and usually just incite the tenants to leave your property in especially poor condition when they do eventually move3) It's especially counterproductive to threaten a tenant with something that is factually inaccurate, such as calling a holdover tenancy "trespassing" and mistaking it for a police/criminal matter4) You should contact an experienced eviction attorney to understand your options and the likely timeline and cost of this process5) Some people will tell you to offer cash for keys, I generally think this is a poor option and rewards bad behavior6) I recommend checking out property management options in your area so that next time the matter can be handled effectively and efficiently within the parameters of the relevant law and regulations and without the emotional investment that leads to wanting to make threatsGood luck!

It sucks but you have to take the risk with the reward.

The simplest kind of real estate investment partnership is an even split where each party invests equal money and effort into the investment and gets the same rewards.

Real Estate is a tough business; for many, it's a challenging and rewarding one. 

My team has worked with numerous others who are doing the same.

For high income earners, deferring the tax bill gives us far more capital to invest, which numerically ends up in a much greater final result.