I like calculating my numbers with the actual purchase price, then adjusting the purchase price to get to the returns I want.

It's always best to hash these things out before you sign the PM agreement, but its not too late to review the agreement and adjust as needed.  

For the tenants we gave a large increase to, our manager set up an appointment and gave the amount their rent would go up, talked with the resident about their situation and adjusted downward if needed.  

Plus, you might get into it and find out you want to adjust your strategy/area, etc.

Normally, it would be considered as two properties: 1/3 personal and 2/3 rental, possibly adjusted for the common areas.

If not, you will pay out of pocket to the new insurance company, tell your loan servicer and they will make the adjustment.

Everyone thinks of dogs as a problem but in my experience cats can cause a more difficult to remedy issue and you may want to adjust your damage deposit accordingly.

Terms are usually 5,10,15,20 years with rate adjustments every couple of years.

If you choose to be passive learn how to highly scrutinize risk-adjusted returns from sponsors. 

But no matter how I adjust various numbers, I can't seem to make the deal work, and I'm wondering if I'm just not understanding what certain fields on the BRRRR calculator should have in them.