So numbers  are now re-adjusted.

It looks like I definitely need to make some adjustments for capex. 

Sucks that you can't access your equity, but it looks like you've levered it about as far as it will go for a while, so you'll need to adjust in the meantime unless there's a piece of the puzzle I'm not getting. 

Roads in this area reqiure more maintenance than on average in LA due to the climate.

just be careful with Fair housing and ada rights with pets. once you know the laws you can adjust your pet policy and deposits and prices based on the demand for your rental unit.. for instance, if you dont want pets but you have several people looking to rent your unit and one of the applicants is claiming pet as service, thats fine but weve had people threaten to sue for rights if we didnt pick them.. thats not cool. so what we did is dramatically raised the deposit on the pet where they couldnt afford it, now its not that we dont want to pick you its that you cant afford it..

The property must be either (a) new construction that is not put into use until after the purchase of the property; or (b) "substantially improved" after purchase of the property, which requires that the costs of constructing, renovating or expanding the property during any 30-month period beginning after the date of the acquisition of the property must exceed 100% of the adjusted basis of the property at the start of the 30-month period."

Then in the back of the book, it gives you standard modifiers to adjust to over 300 markets in the US.

If  there is a comp that's recent and similar (meaning multi family) the appraiser can use it and adjust if it's only 3 units and yours is 4. 

My goals keep changing with the situation and I keep them informal; I have had to set and achieve goals all my corporate live and I kind of enjoy now that I can adjust the goals on the fly. 

You can always adjust the rent down if you don't get a few bites in few days .