What kind of coverage should you be looking for on rental investment, should the coverage be close to the equal to the arv?

They're on their best behavior during this time, and if they're still not getting back to you and clearly articulating how things work right now, they'll never do it better.ExperienceThis is probably equally as important as communication.

just expect it won’t pay for a vital repair fast enough and you’ll end up paying for the repair out fo pocket or paying for the tenant to stay in a hotel.

More doors also equal more problems, more things that can fall apart.

The total cost of a property is NOT equal to your cost, unless the entire Total cost comes directly from you. 

I'm also not sure I like lowering the barrier to entry; that opens the door to a tenant who is even worse at  money management than otherwise.Today all my leases are MTM; prior to move in the tenant gives me a cashier's check for first, last, and a security deposit equal to one month's rent.

Appreciation for rents has been equal for both more or less.  

All of these amounts combined should equal your total costs associated with the transaction.Now, subtract that total amount from the sales price of the property. 

Well in year two you calculate your property cap rate to be $150,000/2,000,000 which equals to 7.5%.

If this is an equity investment, there's also a problem in that rent minus payment does not equal a numerator to properly calculate any kind of return.