And also, some include comps and capital market assumptions for cap rate based on market setiments which can come from costar to.

@Kyle Donlea these seem like great assumptions to me. 

Thoughts on the assumptions I'm making?

That lays out a step by step approach to getting your first deal done.That said, once you get a property under contract, The main goal is to complete due diligence and verify that all the assumptions you made when analyzing the deal are accurate. 

I've read a number of sources (including https://www.cbre.com/insights/...) that forecast rent increases in many types of markets (downtown areas, suburbs), but what might that translate into in terms of reasonable assumptions for % increase? 

Finally if it looks good then its time to model out the cash flows over the life of the project and apply either a NPV and IRR/MIRR to the deal.Once I have the model, then I like to see what proportion of returns come from cash flow, appreciation, tax savings, and debt pay down to get a sense of how sensitive the asset is to changes in assumptions. 

They are able to pencil into more cashflow if you use the same assumptions you use for Class A and B and even C properties.  

I will balance this comment with experiences several friends have had with great management teams, that still require a little oversight, but they are happy with the experience.The thing I would look out for, besides management, is deal assumptions.  

In this case, is the assumption that seller would offer less on the property to make up for the reduced commissions (so seller has money to pay the agent)?  

I'd be curious to see your other assumptions.