One of the value-adds we want to do is add a washer dryer hook up in the units as we can get a nice rent increase for it. 

You don’t sell it on an option at market price, you increase the price, maybe $239k.

In order to increase payments for one thing that may benefit Peter, they have to raise taxes on Paul (or inflate the currency).

My condo community has enough reserves in place where it doesn't directly impact us in terms of a special assessment but my HOA dues have increased 2.9% for the last two years.2.

How much potential up side is there in a rent increase?

I didn't know what to put in the "Expense increase" and "Income Increase" and "Property Value Increase" so I just did small numbers. 3%, 1%, 1%  The property would need approx $100,000 in renovation, that I would not do yet.I am selling properties similar to this around $650,000.0I intend to just hold on to this property for the rental income. 

If a property that is worth 5.3 million today at 6% cap approximately, can be bought at 5% interest rate; if the same property I could get at 4.3 millions in 2 years if the market falls, then interest rate possible at 6-7%, my cash on cash may be better but still not significantly better due to the higher interest rate, plus opportunity costs of sitting on capital for 2 years (1.3 million investment earning 1% bank interest instead of 7% COC if invested, loss of tax break depreciation, total loss may equal 200k loss in profit), plus increase in the rents and some value add could increase the cap from current 6 to 6.7 or so in 2 years.Unless, I find another source that can give me a COC of 7%, sitting on cash for 1.5-2 yrs for market to correct may itself be a loss.

I would imagine the extra service life would justify the cost increase over carpet.  

Goals: -stable cash flow, not as concerned about appreciation (check, assuming description is correct in saying they've had stable tenants. rental price should increase in the next couple years so i have some assurance there)-looking for min $100/unit (check)-C+ neighborhood (check, borders some B/A neighborhoods in upper Ohio City so hoping some absorption goes that way)Other things: -20% CoC return (almost check - Changing purchase price to $53,000 and have tenants also pay water/sewage would bump this deal right up to my criteria of 20% CoC.) 

It is a higher-end rental so it has attracted a good tenant base.