Don't get me wrong, I actually get more than 1% return on my mailers... but never a bite.

I spoke to the actual person and I was not the first to contact them. 

It can actually increase values.  

Another option is stating you are increasing 50 dollars per month until reaching (insert final dollar amount). the actual numbers though are easier for most tenants and really clear.

It's not something I would be opposed to, I actually think there is a benefit to both the tenant and the landlord.  

My actual cashflow is barely $100 and it would be negative if I were to factor in all additional costs(i.e.

Question really is does bank actually do a rent appraisal?

Ignore the formulas and convert it to actual dollar amounts.

neither are very accurate... you need to have a list of comparable homes that sold in the area that match  the house you are looking at  in lot size ,sq feet,  bed ,bath, outside finish etc  and some time houses even a few blocks away don't match because  they are over the tracks or a hwy or something that makes them a different neighborhood... you need to find a way to get actual sale prices of homes sold in the area and a way  eg feet on the ground to tell you if they are fair comparables.. your offers  and your profits depend on accurate comparables so you can judge  what you are doing... just my thoughts

If I can share one piece of advice, it would be to get started now!