Rent has gone up (and will continue to) and property prices have increased (and will probably continue to).

Yes, HOA has been increasing over the years and eating more of my cash flow.

As part of your side of the story, try to show national data where rentals have increased over the past 20 years compared to ownership.

Equity is not really investing or increasing cash flow it is simply a expensive way to buy cash flow and park cash you have no other use for.

I would increase your vacancy percentage a bit (3% is kind of low), and lower the misc. deduction as that seems kind of high.  

While it is possible the increase pressure could cause some leaks if the pipes are rusted, its not likely if your not seeing problems currently.  

With our values increasing so rapidly over the past year (in particular), anyone who purchased 12 months ago has seen amazing returns on both rents and overall value of their properties.The main thing to watch out for in Seattle is the rental rules and regulations within city limits.

Fines have increased within the past year and now range from $1,000 to $5,000 per fine.

I'm clear with tenants that I'm buying to increase value and rents, but I aid as best possible to ease the relocation, even helping as a Realtor.

The basic data points as I think of them:---What is your gross rental income per booking---What is your cost per welcome basket---What is the increase in chance of a repeat booking, based on the presence of the welcome basket---Secondarily, what is the change in likelihood of a great review, based on presence of welcome basket     If you have a high gross rental income per booking (say average $5k per booking), and you can offer an incredibly high impact welcome basket at a low cost (say the basket costs $20 but includes dates harvested from the date palm trees located on the property), you will likely find this yields huge returns in repeat bookings and reviews.