Fairness is in the eye of the beholder.

Those spreadsheets are fairly complicated on their own.We do something very different. 

Good for you on taking the initiative to creatively solve for higher cash-flow.Here is my experience in borrowing from private lenders and banks for duplex building:- Banks: Prime plus 1 is fairly standard but they want experience.

Because the Property Class dictates the Class of the tenant pool that the property will attract.The Tenant Class greatly impacts rental income stability and property maintenance/damage by tenants.Both Property Class and Tenant Class will affect what type of contractors, handymen and property management companies you should target and be willing to deal with a property.The Property Class will also impact the maintenance & renovations you do to, “Maintain to the Neighborhood”.Why is that important?

The key differentiator is that these models would be constantly updated for things like:Changing mortgage rate formulas and lending rules.New tax laws and depreciation rules.Integration with current data sources for things like rental comps or maintenance costs (where possible).New model types based on emerging strategies.The goal is to save you the hours of building and, more importantly, maintaining your own spreadsheets.I'd be incredibly grateful if you could help me with any of these questions:The Pain Point: Does manually updating your analysis spreadsheets for rule changes feel like a chore?

A PM has no equivalent incentive.Their listing reputation is directly tied to how well they maintain your property.

Because the Property Class dictates the Class of the tenant pool that the property will attract.The Tenant Class greatly impacts rental income stability and property maintenance/damage by tenants.Both Property Class and Tenant Class will affect what type of contractors, handymen and property management companies you should target and be willing to deal with a property.The Property Class will also impact the maintenance & renovations you do to, “Maintain to the Neighborhood”.Why is that important?

It sounds like these were good tenants and the $1,000 charge is questionable (could fall under normal wear and tear and nobody should expect a tenant to maintain garden beds perfectly, that one is too subjective to prove they didn’t go a good enough job IMO).

Because the Property Class dictates the Class of the tenant pool that the property will attract.The Tenant Class greatly impacts rental income stability and property maintenance/damage by tenants.Both Property Class and Tenant Class will affect what type of contractors, handymen and property management companies you should target and be willing to deal with a property.The Property Class will also impact the maintenance & renovations you do to, “Maintain to the Neighborhood”.Why is that important?

Being in your shoes, I would focus on a small house hack that where rents can take care of your mortgage payments, also maintain a good cash reserves for emergencies.