I think this would be the best first step to get a more accurate sense of what you're actually potentially in it for. 

To be accurate, they must exclude depreciation from the calculation as it’s a non-cash expense and doesn’t negatively effect cash-flow.

The comment above about checkups being the means to prevent cat piss problems is absolutely 100% accurate.

If so, how accurate had me you found it to be with its market values/assessed values??

That's accurate, and I know it in concept, but wasn't sure if the calculator adds those fields together or not.

I don't think your # 1. is completely accurate.

So far, I'm happy to say that rent collections have been more like 95%, but I think it was still sage advice (and it may turn out that 90% for 365 days would have been more accurate).As an industry, we have to accept that this will be the new normal for perhaps another year (until treatments and vaccines are widely available), and we need to learn to get by on 85-90% of rent collections. 

@Jonathan Buehler I looked at it and maybe because my market is smaller, it wasn’t as accurate.

@Eric RuizIs the appraisal accurate or is there room to challenge it?

If the appraisal is accurate and holds then you need to decide if you are ok with the cash flow and not the value.