I don't plan to ever sell it as it'll make a great rental when I'm done living in it years from now, but the excellent financial aspect of it's appreciation was pure luck of timing.

For instance, I won't ever plan to fund cap ex projects out of cashflow. 

For example, there are some administrative legal fees I paid early on (notably: Having a lawyer draft up the PSA, and setting up my LLC which holds the title).If I ever get audited, what will the be looking for?

Let any of us know if you're ever up in LA and want to hang out!

I would also tell them that this situation that just occurred (you proactively strategizing on rent prices before renewal, and them subsequently ignoring you) is never ever ever going to happen again.

Has anyone ever assigned a contract to a property, but except charging your assignment fee, accepted equity in the property?

If you are buying the property cash then there are no rules and you can insure how ever you would like.

In DSCR calculations, has anyone ever "straight-lined" revenue?

Thats the only gap he has ever had.

I will tell you.That magic number X is... how EVER much  the numbers (this includes ARV, market value, and the amount of risk you want to take) allows.