I was using Stessa before but it didn't allow you to account for other income and expenses, like salary, groceries, ect. 

I know a guy out in Baltimore flipping and BRRR'ing in the lower income neighborhoods and making a killing, but he's got his system down solid.

This property will lay the groundwork for all of your future investments, just think about how much income this home will generate over the next 20-30 years! 

Instead, they typically employ a sales comparison approach to determine the property's worth, using the income to calculate the DSCR, which usually needs to exceed 1.0 for most lenders.Assuming you have a solid track record with the property and there's enough equity in the deal, leveraging the After Repair Value (ARV) on a sales comparison evaluation could enable you to refinance into a bridge loan until the necessary work is completed.Maybe a mortgage broker specializing in traditional loans could offer insights into construction-to-permanent loans

Since construction loans fund their draws  based on completed  work, having the additional capital to advance the construction progress is helpful.

If I tried buying that property today, the expenses would be significantly higher than the income and it would be a bad investment.

Lots of schedule Es I can not read or understand.I obviously know my rent "income" and my costs (especially since I make NO positive cash flow money on it and mostly loose money (last year I lost "only" -$1175) so i want to know what i made in appreciation versus how much I lost per year for the past 20 years. 

or $25k in closing costs when using their preferred lenderestimated mortgage is $2,800 a month.Property: ToanoNew Construction Villa/Town Home: 3-4(additional bedroom 6k add on) 2.5 bath 2258sq. priced at $413kSeller incentive 10k closing cost.

Some companies put additional requirements on loans on top of the minimum requirement from the feds. 

We need dual income as we have mortgage, preschool, car payments.