Easy to install and very durable and shows really well so your rents will reflect a little higher.

My investment strategy has 80% construction loan built into it but I would like to have that be reflected in my calculations for potential investors.

Then the price of the property should be adjusted to reflect that there is no roof life remaining. 

@Peter MacKercher I think you kind of hit the key points of my question which is, if my management company has say 1200 units and i am only 95 of those, I'm getting 10% of their time and the highish vacancies (i believe) may be a reflection of my PM company not having enough time to dedicate to my properties.

Often I see expenses that appear to be below market, and these numbers are used in a pro forma schedule that reflects NOI above market.

Or tenants, like the one that just moved out, that were ok with it and their treatment of the property reflects that; house needs repairs in the tens of thousands of $$ to make it livable for the next person. 

There have been prepayment penalties done to reflect the tax liability arising from an early payoff which have held up in the past, prior to Dodd-Frank, but with this new base line for consumer financing I'd say not.Since 8% in this example is not close to the maximum or any usury matter and is reasonable I'll skip the application of interest to the risk assumed as a basis in setting rates.Adding interest to an underlying note in a wrap is not as simple as it sounded in that podcast.

I want my pro forma to be conservative, but traditionally I reflect modest appreciation in my pro formas. 

Who knows, you might be able to get a reasonable extension of time for repairs if you can somehow prove to the judge that the porch is going to be blocked off/restricted from use and/or the up to $40k estimate doesn't truly reflect the actual and limited hazard if that is in fact the case.Good luck!

Lower CAPs (7 to 4) should reflect a minimal risk investment - great location, healthy appreciation of value/rents/etc, strong tenants, etc.