We are currently cash flowing roughly $400 including budgeting for repairs/capex.  

In addition to Matt's sound business practice of fixing the home, most states which includes mine GA, tenant law says; landlord may not contracturally transfer responsibiltity of maintenance to the tenant, its always the responsibility of the landlord.....   

I am guessing the final sale price will land somewhere in the $225-250K range based on similar appraisal, including my home in the same area code.

Is it necessary for me to include the future assumptions in the BP calculators when analyzing the deals?

If I were you, I would learn all sorts of things about personal finance and real estate investing, sure, but I would spend a lot of quality time (and money) on furthering my education and having a social life that includes going out on a lot of dates.Here's my reasoning: if you look at all the millionaire households in the USA, as of 2009 95% of them are headed up by a married couple or widow/widower.

I have spent my entire career in real estate including multi family management and brokerage.

(I've also included a picture of the base of one of the chimneys that is splitting.)

I think you should definitely create an airtight lease that includes the terms John mentioned as well as any other terms that are relevant to your property and your state's landlord-tenant laws.

Tenants are entitled to the full use and enjoyment of their housing, which includes having guests visit, so this covers the assistance animals of guests too.

I noticed there are multiple doors that do not close properly without jamming including the front door which hopefully is not due to foundation shifting, our contractor said its more than likely just a build up of moisture filling up inside and all the wood expanding and warping.