Point is that DA's (in my own real world experiences) are typically lower than full appraisals and clearly cannot account for factors other than hard data (bed/bath/square footage/lot size).

And the 868 cash flow is with everything included I made sure to factor everything in with cap and insurance and property taxes as well.

Dig deep a few level to decide what your driving factor is.

First, a PMC has no ownership in a property, so once you factor in appreciation and equity, owners should make far more than a PMC.2nd, every owner thinks that PMC's charge too much, yet they expect excellent service!

Its a fair exchange and the solution is either a yearly mark to market or hedge expenses via NNN.You also factor in that your existing lender, if serviced for 5 years, considers you less risk especially on a tenant renewal so their interest rate may be lower than "market."

Whether it is considered long or short term debt you still need to factor the payment into your debt ratio.  

Small, simple pitch roof could be anywhere from $4-8k, depending on several factors. 

Also trashed all carpeting and exposed red oak hardwood below.

That doesn't factor in the different multiplication factor for mortgage insurance as well. 

This depends upon a bunch of factors:1.