So rounding numbers, cashflow goes from roughly 800 to 500/m and 9600 becomes more like 6k. 

@Smith Ramirez, Check out the Education tab on Bigger Pockets, there are many resources which help you get a well rounded understanding of how to do exactly this.

What color should the Quarter round be?

(round numbers here for ease of math)$1mm Purchase$90k NOI$300K DP $700K Mortgage $4,620 monthly with very conservative assumptions of 5% interest rate and 20 year amortization.$90,000 income - $55,440 mortgage pmt = $34,560/$300,000 = 11.52% Cash on Cash11.52>9% 

For us, agents and lenders are critical partners...REI CPA is very helpful...plus term life insurance and index funds/ETFs to round it out.

In the end, I believe it was meant to be as I knew sooner or later I would need to get away from the big bank.

That's not to say they won't be setting aside any reserves, with full life expectancy out of these big ticket items, they know they won't need to have enough for a new roof of HVAC in 3-5 years. 

Lots of expensive improvements/upgrades done in the past 6 years that would help offset any future big ticket expenses.

$200/month taxes is too round a number.

The tenant would likely want to do this as soon as their current lease expires..Don’t let them get away with extending the tenancy without the legal rental increase in place.