We have been through 2 months of appraisals with 2 different appraisers both of which have refused to appraise our property because they claim that there is a lack of comparable properties in the area. 

If I put it on the market today, it would be worth $100,000 more than a comparable home in a residential area.

With single family homes you may get a little cashflow and the properties may appreciate a little but that is peanuts compared to multi-unit properties.

5k down sounds pretty good compared to what I’ve been seeing. 

We have been through 2 months of appraisals with 2 different appraisers both of which have refused to appraise our property because they claim that there is a lack of comparable properties in the area.

I think the best way is to emphasize how you're giving them a deal by not increasing it more than the CPI or also show how your expenses have increased over the year compared to the previous year.

I noticed the Est Mortgage on BP is always $100-$200 off compared to the MLS.

Her rent was $1175, now $1350, anything comparable now is $1500 if you can find anything.

(I've been using the same numbers, same interests, etc) Anyone else did that compare and noticed the gap?

Plug that into the numbers that you run to determine the cash on cash return.From a housing cost reduction perspective, compare the rental income to the cost of the mortgage, taxes, and other expenses to see the net cost of living there.