@Paisley H. I do think your estimates on CAP EX and repairs are a bit low. I usually run mine at 9% if you are using that method. Some people will insist on running them higher than that, especially in a multi family. 5% is ok on vacancy if that's what it runs in that area. Most people like to do vacancy at closer to 10%. You can speak to some other property managers in the area or other investors to see what yours typically runs at. Also if its a loser when adding in property managment, I might pass. You might not want to manage yourself forever.
As far as the exit strategy. Multis are more based on what kind of revenue they can produce. If you see a way to force appreciation and raise rents then it will be worth more. SFRs are going to appreciate on the area/comps etc.
hope that helps
