When you pull comps, make sure you're filtering for properties with at least 1+ acre or you'll be comparing apples to oranges.Running the quick math on a flip scenario at $235k entry:If ARV really is $360k and you're into it for $60-70k rehab (based on your "renovated kitchen/floors" note suggesting it's not a gut job), you're looking at $295-305k all-in.

You are mixing apples and oranges.

Constantly shopping a deal will inevitably lead you to a bad apple and you will pay the price at closing.... 

(like Room42.io for example), where the cost is neglected, for someone just starting out, the more useful near-term question isn't "should I do cost seg?"

For a single property, that can feel steep, but the tax savings often justify it if you can use the deductions now.One thing worth checking out for smaller residential properties is room42.io - they've built a platform that delivers IRS-defensible studies for around $500.

Let's go for the ride and maybe this will turn out to be more like an Apple phone innovation than the dinosaur we have now. 

The way a commercial bank calculates DSCR is apples to oranges as to how investor DSCR loans are calculated.

If you dont trust your current lender, go get a competing quote from someone you feel you can trust and then make an apples to apples comparion. 

That’s where commercial can outperform residential if structured correctly, especially early on.Retail vs. office isn’t an apples-to-apples choice.

Yes, note investing is a completely different animal, apples to oranges.I do know that PPR has gotten a bit into multifamily investing, but I don't think that is their focus.