As MFH is dropping there shorts to get and keep full occupancy, offering every spif imaginable, larger units are to accommodate families of size or multi-gen living is a rare inventory. 

Here's some basic copy & paste info that may help you make better investing decisions:----------------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Our New Equity Based Offering!"

What can happen is PMC 2 charge you 4%, but when an offer comes in they may have to negotiate with you to include the other agent's commission in the sales price, which may cost you depending on what the property appraises for.

Do you typically take your insurance estimate, then multiply it by 3, and use that as an expense?

We've opened, DARKHORSE Investments, LLC, where we offer others the opportunity to partially own desirable multi-family properties in growing cities and communities.

I would like to discuss more about the services you offer. 

My biggest challenge right now is finding a property management company that offers rent-by-the-room leasing services.

I dont believe so but am not an expert on the topic - I do know that in Texas at least, it is marketed for owner occupants first and then after a certain time period they allow investors to put offers in. 

I recommend having a contractor walk through the property before submitting your offer, or you could make your offer contingent on a contractor walkthrough.