So what if...If it was a cash buyer, then the buyer likely would have been too sophisticated to pay too much.

Walk first before you try to be sophisticated beyond your experience.

His only choices:1) Raise rents2) Lower expenses3) Pray for inflation or at least increased demand for rental housing.4) Sell at a loss5) Walk.His choice depends on his perception of how fast rents/house values will increase over the next 5 and 10 years.

A more sophisticated way it to create a reserve chart. 

That might require a higher level of sophistication in your pitch.Good luck!

However, now that I did, I am glad I changed my perception.

Just felt like a way to create the perception of better monthly cash flow.I PMed you for the lender's info.

The gentleman isn't an accredited investor, but is close or maybe even a sophisticated investor.

Not that any one of these are any less or more to me it's a perception thing.

I've been looking for an audience to discuss my expertise with for a long time now, and Bigger Pockets seems to be just that--a community of savvy and sophisticated investors dedicated to providing information and advice to each other and the newbies entering the industry.