Secondly, should I include a replacement reserve for bigger items like roof, hot water tank, appliance replacement, in this number or is that an additional number?

I have always bought and sold lots of cars, mostly old cars, hot rods, and race cars. 

It is a pretty hot market in my area at the moment (as it probably is in many places) and I am struggling to find a good deal.

Ruben, Columbus is a very hot market right now for out-of-state investors to do BRRRR's/flips in atm.

They are still able to live there and have the ability to use the water, albeit, the hot water must be turned off and on to prevent further leaking.  

I think.We have this system dialed down to the hour on market.But I am seriously smart and brilliant and beautiful, and smeksie so be sure to put your margin of safety in your equation accounting for  the "I-am-not-as-sexy-as jerryll" factor.

I can tell them the hot areas everyone regurgitates, but people literally want you to tell them where they should be buying... where YOU are buying.

From Canada I will try to put together a kind of an apartment Bible in the book form.This will be not hot air but all mathematical ratios starting with a mortgage, income,expenses, and residue or cash flow for the month and year end.The illustration will be all real and nothing with if's like there are so many programs available on the net.At he end the reader if followig all this will derive to his/hers net worth at the year end There will be nothing missing in order how to purchase, manage and dispose of such equity.Let me know if anything like this exists.

Seller's agent responds with a counter - there are 3 offers on the table (market is pretty hot in this neighborhood and price is right).

He also said the hot water heater is actually already electric but is hooked up to a gas boiler, so we would just need to bypass the boiler.