But, as you point out, it eventually will be in that 5th year, if your prediction holds true.So, if I were confident that $15K is the correct repair cost, and also that 5 years was the likely time-frame, then I would wisely set aside that $3K each year as an actual expense that would come out of income and go into a separate CAPEX account for accounting purposes.I would then adjust my NOI number accordingly and recalculate CoC.

In analyzing, I would often calculate a 10% vacancy into my expenses (shout out to Michael Blank), estimate repairs, adjust rents, and usually wind up with very little in return in regards to cash flow and ROI.

I'll definitely look into the town meeting minutes on rentals before I make any moves and adjust my strategy accordingly. 

It also depends on there goals and they can adjust to make it fit there goals.

There are many available online that are created to be very general/broad, so if you plan on going the DIY route I would say finding one of those might suit you best - I am pretty used to adjusting them significantly, so the drafts I have aren't generally applicable without adding to them.

ARV= 167,767 (I used Propstream for Comps kinda iffy because the home is 3bd 1.5 bath comps I've found are 3/2 and not within 10 years of house built in 1985)Repairs- I've estimated to be 16,200 using sq footage 1080 x $15 for moderate repairs she hasnt lived in the house since 2011 Seller has mortgage balance of $93,852I've adjusted my profit to 5k to cover mortgage however using a offer calculator these were the numbers I got:first offer 76,990 second 81,801 max 96,237Besides offering the seller a cash offer which with the first two offers wont help her any what other options should I present to this seller?

If you adjust correctly, you could end up having the same monthly payment and principle balance 3 years down the road, except that it will look like you have more equity in the property to refinance.

Eventually, federal spending or taxation will have to adjust to compensate.

The HVAC companies know about these rebates, and have adjusted their pricing accordingly, but it can still save you a little money.If it were me, and I didn't have the money to do two furnaces and two A/Cs, I'd do the two furnaces. 

., adjusting every 5 years, maybe a shorter amortization and/or balloon payment), and the mortgage may or may not be secured by a residential property.So there's unfortunately no real standard for the terms.