The true value is our ability to gather data over long periods of time and with that data to maximize the profit of future decisions. 

Those improvements are probably already factored into the price.Might make sense for owner-occupied considering you would not have another housing payment and or cash purchase which don't sound like a good fit for you at the moment.Nice job of coming to a decision based on good data instead of "ballparking it."

The flow rate is 242.58 gallon per hour.However, based on the water flow rate in a 1.24 inch pipe with velocity 0.3 feet per second, the flow rate is 83.92 gal/hHowever, we do not believe the water readings because it is scientifically incorrect.  

@Hernan Guelman, the only reason I felt the need to suggest NOT raising your deposit percentage is that @Mike Makkar wrote: "the only way to make this property cash flow positive is increase your down payment to 30 to 35%" - which could easily have been (incorrectly?) 

However, we do not believe the water readings because it is scientifically incorrect.

It ain't a go it alone rodeo these days.That investor could very well be making decisions based on some very bad information that will cost them dearly.

I'm definitely still looking into properties on that side of town but I also want to make the right decision.  

They aren't counting mortgages, which is why "10 mortgage cap" is an incorrect way to think about it.

Once you know the rents, you can make a more informed decision about your cash flow...

I would not base your purchase decision based rent controls.