Do not subtract any lender related/required costs (if any) and any operating items such as prorated property taxes, prorated rents, HOA fees, etc. 

I'm not a tax lawyer, but if you do education on your way to anything, It is deductible if you itemize.

Stick to objective items that can be substantiated. 

Although that is such a default item the seller rarely blinks an eye at this one.

Some of those problems will be itemized below. 

Add some more to the sold price for the 2nd bathroom (5k) and the lack of a basement (10k).There's your estimate.There are some other items too that you need to account for - bedroom count, bathroom, lot size, garage, etc.But its a pretty good start to being able to hit your appraisal numbers.

Both the DFW & Houston markets are huge and extremely diverse. 

To me, its a combination of the two items - the LTV you're getting all-in at and the cash flow the house will be generating.

They will wash 1 or 2 items at a time, do other people's laundry or others outside your building will start using the machines.

If you learn the costs for the common items and the big dollar items first, that's a good start.