Highly recommend if you’re disciplined and include the payments in your calculations.

And I also know that many schools use a financial aid calculator that does NOT exclude small family business assets, so probably an academic exercise at the end of the day...)

If on a heating unit boiler system make sure you calculate water costs.For management being Dunning is a nice area you can likely find for 5-7% and then 1 months rent for leasing fee with no renewal fees.

Having trouble figuring out the BiggerPockets Calculator?

I don't use the calculation tools as the ones I have are more comprehensive.

I am guessing these bidders have not run any ROI calculations and are paying an auction premium too? 

Use the BP calculator and repost your analysis 

Regarding your PM, if you are 100% sure on the rent value that you're using for your calculations or that you're "in" for purchasing it regardless, then you could wait until you have it under contract to loop them in. 

First and foremost, I have to wonder how you are calculating cash flow.

If there's something your not sure about in your calculation, that's the next topic for you research