And can clearly explain the pros and cons of using each sort of metric for analyzing a property?

true, but your asking for objective data to answer a subjective question.  

Too complex to explain here.

Can anyone explains why the City keep approving luxury apartment new construction one after another instead of building an affordable apartment for the low income group on the same piece of land?

I explained to the bank I signed this meaningless document for their convenience, so underwriter can get a bonus for higher numbers of closings.

I explained her monthly costs associated with all expenses were likely creating negative cash flow and I was offering her a way to make money each month without having to be a landlord.  

Has your agent not explained your contingency periods?

It's hard to explain, but it's a mish-mosh and hodge-podge of construction to some extent. 

explain that his rent is way under market and that you will be gently nudging in up over the next several years.  

i'd suggest looking into 1031 exchange (quick google search would explain it more than me typing on this silly device)....