It takes into consideration flipping, selling and buy and hold activities.I'd be happy to share with you, but you would need a local attorney to review and adjust for WA law.  

It is labor intensive but not that expensive materials wise ....message me for more application details.

An adjustment is coming partly due to our economy being overly dependant on oil dollars.

Problem with pipes bursting is the same, if your pipes burst others may have had the same situation, hence it took 6 days for the claims adjuster to get to my house. 

The only way to get it to conform is to solve...The water problem: Both are on one water/sewer line, so new lines would need to be run ($15-20k rough estimate) to split the property, which we would need to do to refinance to two separate 30-year fixed mortgages or to sell the houses separately.Options, as far as I can tell:Buy and hold with ARM and pay adjustable rateA bad idea?

That is intense!

HUD and appraisers will always make adjustments on rent comps but I have never met a tenant that said they would pay $10 more for a stainless sink or any other amenity.

I understand that this is a capital intensive business, but in the boom time market like we are in, these people can't get financing?

Notes are a good asset class for those who want a simpler, less time-intensive approach.  

b) Capital Reserves: You should also include a capital reserve, $300/unit is typical for a 1970's-1980's property depending on when it was last renovated.c) Real Estate Taxes: Check the current assessment at the tax appraisal website and make sure to use at least 75% of your purchase price when calculating future real estate taxesAfter making these adjustments, you can figure out the correct NOI and thus the correct cap rate.