. - Management 10% Even with these assumptions, my model shows I am still making a little over $200/mo per home in pre-tax cashflow with little to no cash in each deal.  

In most cases, from a legal perspective, if it's not clear in your lease, and I assume your lease doesn't say "landlord responsible for maintaining ice maker," you'll need to get it fixed, If there is a working item in the house when the tenant signs the lease and that thing breaks, the assumption is that the tenant rented based on what was present and operational during their walk through. 

But that is just an assumption.

Yes I am making an assumption that the price of the real estate increases with time.

You also need to look at the comps as well to validate your assumptions.

Although she told me this under the assumption I would make a cash offer and handle all closing cost, I figured it'd be worth asking her would she be ok with me purchasing the property with traditional financing and she pay SOME closing cost (half of the 4% philly transfer tax). 

@William Hughes your assumption is correct.

Has done seller-financing, mortg assumption, and QoF for me personally. 

. :)  This is due to you omitting important assumptions and also to partial misunderstanding of the tax rules.Before you gave your example, your opening question made sense and was actually insightful, thumbs up.

I know that a lot more clients would work with me over some other options if they fully understood the assumptions underwritten by some other lenders that might appear more attractive.