When performing due diligence, I stress test the deal with various vacancy rates.

I wouldn't do a cash refi on another property at same time as getting a mortgage because both banks would be waiting for the other one to complete the closing process in order to calculate LTV accurately.

The bathroom layout will not change, only the kitchen will, where I have the plans drafted by cabinets.comThe only way for me to become a professional engineer is to take the FE, and PE exam, and test sites right now are closed...

I’ve spent all night reading and watching videos on how you accurately calculate NOI and I can’t find why his number is that

The self sufficiency test only applies to 3 and 4 unit properties, not 2 unit.

The true economic (possibly physical) vacancy rateTo hedge this, I'm stress testing deal analysis with 10-15% (at least) off the ARV and rents and doubling vacancy. 

I am friends with the city manager and his info  accurate.

You are not going to get solid answer for your location and your properties from others. perhaps you want to do a side-by-side test with them for similar properties over at least 6 months. in addition, this pandemic and the following impact of it may throw things off for a while.

@Josh ServoIf you’re working with a realtor to find your property anyways they will most likely have a good idea of accurate rental rates.

If this is an odd property for the area you might not be able to get the most accurate comp.