First: I'm not a lawyer or accountant, so don't rely on this advice.That said: you're within the cap gains allowance for primary residence.

And even now they have a cap on what they'll pay for mold remediation.

While I realize each geographic market is vastly different in terms of acceptable cash on cash returns, I'm curious for what benchmarks or rules you have set for your business to ensure long term financial success.For example, I evaluating a property right now with 11.86% Cash on Cash and that includes 10% vacancy, 12% PM, 5% Cap Ex and 10% Repairs. 

Determine what cap rate you'd like.One way to do this is to say:Selling Price = NOI/CapRate.These are just some preliminary methods that could help you get a ballpark.

It sounds like a great deal, and you can't argue with a 16% CAP rate.In fact, I would say you are doing it exactly right.

Our median price is around 280k.. where BAy Area is 700k so you get a lot of bang housing wise for your money..

I know that NOI/Cap rate= property price, but I don't know what cap rate to use.

I've been trying to refinance this property for a few months and am having a very difficult time finding a lender that seems to fit the model of what I'm trying to do here.I'm trying to refi for around 70-75% of he ARV which is just over 300k.The rent roll is $3350 a month and after reserves for taxes, insurance, etc. it should cap out at around 10%.I'm trying to keep the title in the business name.

I've been trying to refinance this property for a few months and am having a very difficult time finding a lender that seems to fit the model of what I'm trying to do here.I'm trying to refi for around 70-75% of he ARV which is just over 300k.The rent roll is $3350 a month and after reserves for taxes, insurance, etc. it should cap out at around 10%.I'm trying to keep the title in the business name.

The reason its more expensive is because it has in the past appreciated faster; no reason for me to think that Atlanta will ever out appreciate LA in the long run.But cap rates/etc will be higher in ATL