Lender rules/general practices are stopping the appraiser from going back in time or out of market to find and use data for analysis and report support.

Analysis is good.

I personally like Ben Mallah and Grant Cardone, tho Cardone can be too much for some people.Just be careful not to fall into Analysis Paralysis!

I saw a 4 beds 3 baths 2121 sqft property in good neighborhood with the following numbers: 
Asking price $385,000 Average Sold Price: $385,250.00 Average Cost/SQFT: $207.56 After Repair Value: $436,143.71 Repairs: 10...

Or are you currently in the planning stage?

If any of them leaves, the rest won't meet the minimum income criteria.How does one develop a joint analysis of the family unit?

Once that deal is done you will probably feel more comfortable with the next stage in your real estate mogul lifestyle!

According to your analysis PDF, the ideal time to sell is 5 years from now (your IRR at that point is 55%). 

I'm ready to get out of analysis paralysis! 

For example if you have a mom and pop tenant based on 17 bucks a foot rent because that is all their business model can support but a national tenant wants the site and can pay 22 because of location not only can rent potentially increase but also that new tenant value can be a massive difference.Mom and pop at 17 a foot and an 8 cap for instance.Say 4,000 sq ft box X 17 = 68,000   (8 cap) = 850,000National tenant at 22 a foot. 4,000 X 22  = 88,000  (6 cap) = about 1,470,000There are expenses involved getting the new tenant but value difference can be massive.Leasing brokers can perform a (void analysis) which not only looks at rent comps for box size but also what existing tenants are in the market,saturation levels, and what possible tenants optimally could go in that space.