I have been a long time lurker here on BP and finally decided to introduce myself as well as ask for a recommendations.

Even if you're self-managing the building, you should still run your analysis under the assumption that someone else will be managing it for you. 

I know that it is impossible for you to give a full analysis with these sparse details. 

I am an agent and have limited experience in Property Management.Some of her requests include the following (Tenant and LL verbally agreed already):Tenant will do all the cleaning and cover the costs before move-inTenant may make home improvements upon LL final approval and city permits3 Month Security DepositI did some digging on BiggerPockets. 

Finally, what are the average rents for the area?

Also, make sure you're including relevant vacancy, maintenance and capital expense reserves in your cashflow analysis; not just debt service.

Currently, I'm in my third owner-occupied property and am looking to refi next year or will be requesting PMI be taken off at the two-year mark since the loan was sold to Freddie Mac: https://new-content.mortgageinsurance.genworth.com...I've done some analysis and depending on the type of loan, PMI can be treated like additional interest to determine if you should seek alternative financing.

"Is my deal analysis off?

Assuming the analysis was based on full occupancy of paying tenants, the numbers don't work out.

I finally became a member January 2017 but Brandon’s webinar on 90DAYS in April (last month) got me going - I became pro shortly after his webinar.