General assumptions I am making thus far include (assume duplex on deal below though per unit figures provided to generalize how I'm analyzing anything in the 2-4 unit range):Financing:-3.5% - 10% downpayment (depending on total capitalization), 4.65% interest rate o/ 30 year term-1.75% upfront PMI required, with 0.8%/year amortized into loan payments for ongoing PMI-3% plug for closing costs-2% of loan amount for financing fees-8% vacancy/collection loss-$450/unit/year insurance-7.5% Mgmt Fee on gross potential income-$500/unit/year for R&M-$300/unit/year for capital reserves-All utilities pass through to tenant-$30/month for landscaping-$40/month for pest controlAs mentioned, my cash flow after debt service on nearly all deals I look at (after adjusting the brokers' 20% expense ratio up to the 40-45% I am comfortable with) turns out negative or nearly $0/month, making me question whether the selling prices are absurdly high right now, whether my assumptions are far too conservative, or whether levering a deal to 90-96.5% (utilizing FHA 3.5% or anything up to 10% down) prevents anything from working due to the high monthly cost of financing which includes PMI.

It is a Total Loss.

That would force you to quickly sell off your real estate, likely at a substantial loss, and sounds pretty risky to me.

If they don't show I would have been there anyway doing work so I'm not at a loss. 

So I'm at a loss for how much I should estimate the repair to cost/ how much I should discount my offer by.Thanks in advance for the help 

, or just taking some of their investment off the table (risk reduction), generating a partial taxable event to be used again operating loss carry forwards, etc. 

Get a $5k deductible and protect yourself against total loss.  

This loss is expected and not a problem.

Both my properties are cash flowing around $200 per month but as I mentioned I have only had them for a few months (will have them about 12 months by the time I am ready to purchase my next) and I am not sure if lenders would recognize that as income or actually count the mortgage payments as a loss in the debt column.Any advice or insight on this would be greatly appreciated. 

We figured we'd have to take her to small claims court or just eat the loss.