Here's the thing - adding an additional line to show an appreciation would not make it more accurate since the value of a property fluctuates.My assumption is that you want to see how well this property is doing.You basically need to do a project income statement and get the cap rate. 

I just want to make sure I’m assessing the basics correctly and make sure I’m not overlooking anything.

Basically I have both cash and equity in this house sitting on the sidelines, and what is the best value to use - the bit of cash was keeping to use if there was a downturn / opportunity  / pull back in some market (housing or equity).

Im basically just trying to figure what's the next best step.

There are basically two homes (One in front of the other) on a rectangular shaped piece of land. 

Basically I'm working on an apartment aqusision, the very beginning stages, and trying to figure out what would be the highest loan to income ratio I should be willing to go. it's an 8 unit apartment building with an 8% cap rate. 100% rented for 10+ years.

. - Mortgage lenders are not expected to source where they got their money from, so your partner's money can come from basically anywhere.

I could charge but 99% of landlords include it so it's basically expected.

Basically this allows the buyer to walk, upon giving notice during the inspection/study period (this could be 15, 30, 60 days or more depending on the property), and obtain a full refund of the EMD.

Even if you have good electricians, plumbers, and/or inspectors take a look at the property, there are likely going to be issues they cannot discover without basically gutting the property.