The rate would be in the mid to high 8’s.

I know debt to ratio is a little high, but even when credit cards are paid off we still can't seem to get approved.. 

I would say, you may be able to get lower rates than mid 8s as my lenders are high 7s for a similar scenario but you may be tripping over dimes to save nickels. 

I am in the pacific northwest and prices here are high compared to some of the investing hotspots around the country. 

Should I just post it at the high end estimate and adjust it down?

In short, it may be more valuable to pursue areas where the cash flow isn't as strong on paper because it's made up for in other problems you avoid with properties in areas that cash flow well on paper at first but suffer from high turnover, a high level of vacant properties nearby, etc.- Check up frequently on the property and conduct walk throughs as allowed by your lease agreement.- Hire a solid property manager who gets paid to keep tabs on the property for you. 

If you're looking for a market that has landlord friendly laws and high growth potential, I would go with Columbus, OH.

The vale of depreciation on property as well as business loss are capped if you have high W2.  

High BP, I’m very new yet have had years of credit cards, building credit and working on consolidation. 

Are you happy with the return on that investment and do you think it will continue to appreciate (highly dependent on where you are at in the Bay Area)?