What ever the calculator tells me. 

Another calculation: leverage (debt) seems to maximize cash-on-cash return assuming I can use the 1% rule and minimize costs for a 9% cap rate (which seems like a unicorn?).

It’s designed to be as passive as possible while still hitting your cash flow and long-term wealth goals.Why Investors Love Working with RTR:✅ Truly turnkey: renovated or new build, fully managed, ready to cash flow✅ Off-market & below-market-value deals✅ Investor-friendly financing, including 401(k)/SDIRA options✅ One-on-one strategy support from day one✅ Long-term partnership - we’re here before, during, and after closing✅ Educational webinars, calculators, and resources to support your journey✅ 200+ 5-star reviews on BiggerPockets and an A+ rating with the BBBWe’ve helped thousands of investors build passive income across the country!

Anyways, here’s the deal:Purchase price: $258,000Down payment: 20% ($51,600)Upgrades: ~$8,000 + lots of personal labor Value after upgrades: $325,000-$335,000I put this into the BiggerPockets calculator, and we’re looking at leaving $20,000-30,000 in the deal and cash flowing $120-200/month.Would it be stupid to use a HELOC for the down payment if we’re not able to pull it all out after the refi?

But even then, I treat those as ballpark figures just to help me calculate max purchase price—I don’t advertise them when marketing a deal.So I think your class idea has potential for newer wholesalers, but most experienced ones already know that rehab estimates are subjective and prefer to stay out of that liability altogether. 

The unit needs a lil fixing like paint but not sure if theres a need for any major repair because inspection is not done yet.The initial calculations that the agent showed me will sum up to almost 80% or even higher of my over all savings for DP and Closing cost.

Fannie Mae has several different ways of calculating rental income, and getting it wrong is very common even for seasoned LOs.Take a look at the image below, from an .xls file found here at fanniemae.com.That individual lender might have an overlay preventing this.

My loan was transferred to Selene Finance and it's a nightmare ever since.I have many different loans with various lenders, millions paid with no problem, but with Selene it just doesn't work.Selene has misallocated funds and sent me letters that I owe them, but every time I call in they say “oh we see the problem and will fix it” only to have to call again and explain the whole fiasco and them tell me that they will check.2 times we agreed on the sum I owe, I paid it in full the same day, only to have it returned to me a few days later, and after calling them again, they said that they did the calculation wrong.I'm on daily calls with them for months now, nothing is solved, and they keep charging me penalties for not paying in time, payments they refuse to receive and return although sent after their request.After hundreds of hours over the phone, I think my only solution is to take a lawyer to help me.Any recommendation for a good lawyer who can help me with that?

You’ve already defined a clear strategy, which puts you ahead of most new investors.If you're open to investing outside Texas for better returns or diversification, here are some landlord-friendly, investor-friendly markets with potential for your target cash-on-cash return:Midwest:Indianapolis, IN - Strong rents, low property taxes, lots of solid PMsMany SFHs trade below replacement costCleveland, OH - Low purchase prices = higher CoCBe selective about neighborhoods and PMsSoutheast:Birmingham, AL - Cash-flow rich, very landlord-friendly lawsStrong PM options + below market deals still availableColumbia, SC - Military + student tenant base, lower entry pointsAppreciation potential and steady rental demandTips to Hit Your Return Goals:Work With Investor-Friendly AgentsFind ones who know how to spot value-add potential or off-market dealsVet Property Managers EarlyThey’ll tell you realistic rent numbers and where to avoidUse Deal Analysis ToolsA simple spreadsheet or calculator like the BiggerPockets Rental Property Calculator helps you keep emotions out of itPlug in real taxes, insurance, maintenance, vacancy, and PM feesLook at Light Value-Add OpportunitiesCosmetic upgrades ($5K–$10K) can bump ARV and rent, and still be manageable for a first-timerKnow Your Exit Strategy:Will you hold long-term, 1031 into larger properties, or refinance in 2–3 years?

I’m building an app that takes inputs like property address, purchase price, bedrooms, baths, down payment, renovation costs, and days available per year, then uses data to calculate financial projections like revenue, expenses, mortgage costs, and profitability metrics (e.g., cash-on-cash return).The reason im doing this is because I want a simple and fast way to analyze a deal.