Let me give you some general advice, then help with some back-of-the-napkin math.Adding two units and creating a 5-unit property is risky not because the buyer pool is smaller (there are ample buyers for every property in CA!)

Based on info provided, rate should be more in the mid 7s-low 8s likely, back of the napkin, with no lender discount. 

I've written these up on a bar napkin myself, but @Stuart Udis might have a better version or idea :-)

Would you agree that the best way to see more deals is to "napkin math" once the broker sends you a deal and then say a quick no or I need more time?

I am in the process of creating 2 generic templates for the purpose of “having back of the napkin, Underwriting early in deals”. 1 will be ground up Development and 1 will be redeveloping existing buildings.

They will not accept items such as paper diapers, toys, sanitary napkins, tampon applicators, balls of hair, grease, table scraps (if no garbage disposal), clothing, rags, sand, dirt, newspapers, or similar items.

I contacted the city of Edmonton and was informed that moving a mobile home is treated the same as building a new home, and all the following applies:Development Permit ApplicationCombined Building, Mechanical PermitBuilding & Mech Safety CodesWiring Electrical PermitUnderground Service Cable PermitElectrical Safety CodesConstruction Water Rates 44¢/$1000 Construction Value Sanitary Sewer Trunk ChargeLot Grading FeeTo my knowledge, unlike a new home, all we would be doing is reconnecting the infrastructure, and considering that no modifications are to be made to the existing plumbing, electrical, sewer or the lot itself, so do all those permits apply? 

So, at the end of the day, keep your payments current, give them financials on the back of a bar napkin if they ask and enjoy your life.

We currently use 3% but I am finding that is inadequate and I am wondering if anyone here had a back of the napkin number they use. 

Back of the napkin math, I think I'd cash flow more getting into new Maryland property than keeping this...at least in the short term.