@Samuel Farhi Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

So from her messages she had to go back home (this is LA I believe) so I asked for clarification if that meant she wanted to terminate her lease as I didn't want to make assumptions.

Interest rates are fluctuating in the 7-7.5% range, so let’s start operating under the assumption that 5-5.5% is not around the corner.

Of course, that assumes all your assumptions are accurate - I'm not in Dallas, so can't provide guidance on those.

Don't make the assumption on funds with tax season over they may be more flush than you haha!  

You can go to the Airbnb website and 'host' properties and areas that will help you a lot with pricing and assumptions.

.- Look at the allocation and make some assumptions about cash flow and growth. - Iterate on at least 3-5 more sheets of paper until it feels right. - Back everything about your financial plan into that end state. - NOW, run your draft plan by a CFP or three. 

If my capital gains assumptions are wrong, can you please explain?

It appears that you may be making assumptions.

This discrepancy makes me question the assumptions used in their calculations, such as the expected annual property value appreciation and the applicable tax rate.