If you can't get the seller to reduce down to that appraisal, consider walking away. 

As you do this more often, you'll be able to keep a spreadsheet of per square foot prices for materials and labor to get things done and you'll be able to estimate this yourself.

It'll at least help you reduce your living expenses.

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For example, you may reduce the maintenance and capex to 5% and then discover turnover occurs more often than you had planned.

As the great philosopher once said, "mo' money, mo' problems".I think the reduced leverage plan is a good choice to free up some DTI but obviously the extra fees on DSCR could start to add up a little.

Is it to build up assets, is it to make additional income, is it to reduce your monthly housing spend and save more money, is it tax breaks/benefits? 

The seller was aware of work needed and priced it accordingly but was willing to reduce the price point for an all cash deal.

It's wayyyyy safer.The biggest question to all GP is this : can all you GP guys survive if Fed does't change their rate or only reducing by a bit ? 

You don’t have to leverage it up all the way to reduce cash flow.