So, the formulas simplify to:Cash Flow = (Rent - DebtService - ManagementFee - Insurance - RealEstateTax - PeriodicFees) x (1 - StateIncomeTax)ROI = (Rent - DebtService - ManagementFee - Insurance - RealEstateTax - PeriodicFees) x (1 - StateIncomeTax) / ( DownPayment + ClosingCosts)We perform a multi-step validation process for each property, adding more cost elements as we gather more information about the property.Comments:We do not include depreciation because the amount people actually benefit from tax deductions depends on their unique tax situation.We do not include unrealized gains, such as principal paydown or appreciation, as they are only recognized when the property is sold.

You have been FLEXED is recognized by property-owners, possibly by police.First is a property that had a massive lead-abatement rehab in 2012 ($18k).

I recognize 0.75% ratios in my market is not an easy find, but 0.62% ratio seems like a very typical ratio (not a good ratio and educated investors should be getting better than typical quality investments). 

Oh, I forgot - this seller did not recognize this stuff as trash :)

Included in my letters is my business card, the back of my card is the same as my postcards so they should recognize it and associate it to letters.

I recognize gross yield also changes with respect to the value of the home.  

You have a few options here, next to Buyer name write "and/or assigned" (this is a written agreement and is recognized by law), cross out the clause that states "Not Assignable" and sign with Buyer and sellers initials, add another clause that states that "buyer reserves the right to assign all obligations and rights of this contract", or use an assignable contract.

I recognize that some of these things are not black and white, especially when it comes to damages related to a long-time tenant. 

They are muted a bit in out-of-state real estate, because real estate laws are always local, and courts hesitate to recognize other states' LLC features in that context.

You would need to do a 1031, deferred sales trust or Qualified Opportunity Zone fund strategy to not recognize the capital gain.