I have arrived at a rough estimate of 2010's cash flow by using 2010's rent and subtracting PM fees @ 10%, Vacancy (using 2018 rates with a floor of 4%), and Taxes+Insurance+CapEx reduced by 15% (to account for inflation).

As @Brett Kash mentioned there are areas like that up here.For me, I usually take a peek at the crime data for the area, drive around a bit (maybe have lunch at a restaurant in the area and even ask the servers about it if they live there), then look at rent prices and run the numbers. 

But I also don't forget about diversification because every investment is risky so to reduce these risks I created my property portfolio.

He could reduce the rent by the late fee amount and evict on non payment.If possible he should try to get any evidence that the tenant moved out, has a different address etc.

Cable, phone, Amazon, etc just auto renew - perhaps reducing churn.Thoughts?

The result was either dramatically reduced or eliminated EMFs, and improvement in patient conditions.

Values have risen much more than that so the owner pays an artificially reduced amount.  

Spent two months with Big Bank to get a lamo offer and now going to have to take it so I can reduce my debt to income to get financing on another property.

Is it worth the $9,000 in refi costs (these would be rolled up into the new loan, thereby reducing my equity). 

Some "cons" of the 203k are:MI (mortgage insurance) for the life of the loanUpfront MIP (mortgage insurance premium) can reduce the effect of the 3.5% down paymentCan take 15-30 days extra to closeNot all industry partners (Lender, Realtor, 203k Consultant, and Contractor) are as knowledgeable/experience as neededSlightly higher interest rate compared to FHA 203(b), which is the normal FHA loanCannot repair/add luxury itemsSome areas can have lower max loan limits that what is needed to do a 203kExcept for qualified non profit groups, required to be owner occupied for min 1 year  There are many pros to the 203k, but above are just some of the "cons."