Since I don't know where this is, but I'm assuming Washington PA or somewhere nearby I'm not familiar enough with what the caps/gross rent multiplier is there to know how the appraiser would apply the income approach. 

So I take the gross rent and multiply x .60.

I currently manage all four properties with no employees and only have contract help in regards to lawn care and snow removal, major/project maintenance, etc.

Patrick, I would add gross income must be at least 3 times the rent Amount.My only concern is you might be scaring everyone off even if they do qualify.I just schedule open houses and have everyone show up at same time so I am not waiting for people who don't show up. 

Going by your example of a $100,000 property bring in $1,000/month in rent, if you and NOT tge bank actually owned $1,000,000 in property that grossed $10,000/ month in rent.

From a cash-flow perspective, the mortgage is an expense, because it comes out of gross rent.

Just make a small spreadsheet with the average lifespan and replacement cost for each big item, adjust a few year values when you're analyzing a property where you have additional info, and you have a pretty good estimate.Or just call it 5% of gross rents and move on with life :)

When I was an employee I was most productive during my lunch break and in the evenings after work...

(The tiny houses were $30K and $34K)  Last year’s gross revenue was about $20K with expenses of about $8,000.  

Just to be clear, YOU don't have to be the operator, but YOU need to have known how to do it and ensure the operator you employee (either as in house or through a PM company) needs to know how to do this at a high level.