However, for my singel family homes I usually start at a base of about $300 per month and then increase or decrease that based on: location, age of the property, size of the property, and any known large expense coming up.This way you have three numbers you are looking at: Rent, PITI + PMI, and Reserves.

As a property manager have you seen a decrease in the number of brrrr clients since rates have climbed so high?

I have had my eyes on this deal for a month or so now and saw the recent decrease is asking price.

If sales are increasing and listing decreasing not hard to see. 

If we carry reserves and buy properties that have little to no risk of extended periods of vacancy or permanent decreases in value, we don't have to lose sleep over debt.

We want to tie up the deal and show them that we're willing to do it at a 7.5% cap rate on the correct numbers, but we can't get the correct numbers until we're in contract and we don't want to retrade If the numbers were misstated (that never goes well in our experience).Has anyone ever written an LOI that says something like this:Buyer and seller agree that the purchase price is  calculated by applying a 7.5% cap rate on actual annual income and and expenses and any decrease in NOI actuals from the OM will be reflected in an adjusted offer price.Any ideas?

Home prices decrease after you buy (always a potential risk).

Increasing income, decreasing expenses.I prefer to target increasing income, because expenses can only be reduced so far until you start skipping critical maintenance and generally skimping out. 

Advanced building technology hasn't decreased overall cost.Whomever solves this problem will have opportunities everywhere.

Found the deal on the MLS and we negotiated using the estimated rehab costs like a new roof to get the seller to decrease the price of property for us.