I am guessing you are using current market rents for these calculations, but you also said yourself its a great and popular area with rising rents.

Historically, the spring market in Las Vegas is one of the busiest times of the year, and we’re already seeing signs that this year will be no different.Although the current rates are presenting a challenge for some buyers, the pent-up demand from the past few months combined with the stability post-election is propelling the market forward.

Quote from @Tiffany Palaskas: Hi, I currently own a duplex in Puyallup WA.

Depending on your current rate or if the current loan is short term or long term.

@Jason Sinclair, having a designer for a wife, I would answer that it really depends heavily on each house, the flow and usability of the spaces as they are, and the overall use of space in the house as a whole.That being said, while there may be a small shift towards more separated spaces, "open concept" is by no means dead, and in many markets, most people seem to still want to have connectivity between their communal spaces.In fact, my wife's current flip is a split level (although technically it is a split-foyer), and she is taking out a structural wall to connect the kitchen, dining and living areas.  

i'm currently trying to buy on seller finance. 

Even if someone in these forums were to teach you a creative financing strategy that required zero out of pocket cash and the seller was willing to accept those deal terms, you still aren’t qualified to own real estate with your current balance sheet.

Do you currently own any S8 rentals in Evansville or another market near STL?

That being said, I hope ODC crushes it and current investors are richly rewarded. 

Typically, I run a current income/expense column next to a ProForma column to show potential value add opporunties.I agree with @Robert.