The fact that prior to your post above I could barely get an email with more than three words shows me that you have lost the human factor of service. 

I think you underestimated the monthly expense, and overestimate your income.Two, don't include utility into the monthly rent.

Every private lender will have different costs associated with getting the loan, which can depend on factors such as LTV, FICO, property type, etc.Private money lenders are almost always more costly compared to a traditional bank because there's much less paperwork/due diligence involved.

Can usually allot 5-10% vacancy factor and same for maintenance.9) Class B usually also okay, but needs more attention from owner and/or PMC.

Do I include all this in the emails or only in the emails of interested investors?

Yes, they report inflation without including Shelter, which obviously impacts people quite a bit.

So, that will bring you long term wealth, not cash flow.https://www.biggerpockets.com/forums/48/topics/1159104-overleveraging-net-worth-cash-flow-and-headache-factor You might take a look at what happened to this investor she tried going out of state...Hope this helps. 

It's going to be a factor almost anywhere you'd invest, but just make sure to add a bit of cushion into your costs to account for increasing premiums.

If you have 2.1mil in long term capital gains, and you take it in 2 halves, you'll still be taxed at 20% with today's tax code (good of you to include NIIT). 

This is something we're interested in providing for our company's employees including ourselves.