It is perfect for a portfolio size of 5-15 units. 

@Albert Gallucci, the above responses summed it up perfectly.

A nice multi family property that you can do some light fixtures on sounds like a perfect strategy for you so you and your wife can have your own unit.

STR management is 20-25% (I would recommend self managing or getting a VA), since income is higher you could probably get away with 5% for maintenance / cap ex but remember you need to cover utilities and cleaning for these units which drives up costs.

You don't have to spay them or make them perfect then. 

thanks for your time and help rent to retirement works directly with build to rent developers like us around the country once they are framed up. you are buying properties pretty much at market value but with a hand holding. you can work directly with a builder or directly with them. they are just an intermediary. they take 5% on what we make as a builder but have a large list of investors and a systemized approach to selling new builds. if you want to get a better deal I'd recommend directly contacting builders and building it yourself. fly to the market. spend 2 days, tour new builds, get a feeling for how it's going. if your builder isn't building multiple at a time then I wouldn't recommend working with them. rent to retirement is a well oiled and well run machine. they've had their ups and downs with dozens of transactions in florida but modified their process. they are well known and established and transparent. if you have a more specific market and feel confident in your ability to vet deals try it out. happy to talk more my info is in my signature. we work directly with them to sell new builds and no organization is perfect but I have good things to say about them as a builder and potential build to rent developer that sells build to rent triplexes and single family homes through them to end buyers in California like the Bay Area, Los Angeles, and San Diego 

It should be pretty accurate - high level data sites are not always going to be perfect, but should always be directionally correct and AirDNA has a pretty strong track record. 

You both have explained it perfectly.

I was made to think "if you've put this much time, money, and effort into perfecting the development of secondary suites into SFR's, why would you move your focus onto another strategy?"

If your market is buying at that number then thats perfect but thats not the case here.