Hi Sean, I’m a “newer” investor and have a few doors in the Midwest, including Memphis and Detroit.

Did you include the required addendum for Carbondale? 

I also listen to Mike Zuber author of one rental at a time talk about learning your market which is a course he has that includes a spreadsheet that tracks sales so you know what's a good/great deal in the area of the investment. 

In some properties where I live heat is included with rent and in others it is not.

Economic vacancy includes anything missing from the gross potential rent, including both actual vacant periods and unpaid rent in occupied units.

Very few episode don't include plugs for his brokerage business and his mortgage company. 

Reduced Risk:CityFHEPS tenants undergo a thorough screening process, which includes income verification and background checks.

The things I do to improve cash flow include:1.

In the current market structure, all parties including the lender expect the property to appraise for the sales price. 

Cost on a 10K sqft shell(not including land) should be around $75 sqft.