The loan can be sold on the secondary market at any time, or loan servicer switched or new sub-servicer taking over, insurance dropped, etc.

Multifamily is dictated by investors, who simply view them as a math problem.

Seller financing will be "golden", turn-key is the awesome sauce, and with a target of APPRECIAITON, so appreciating market NOT based on hopeium but on MATHS.

Is my math wrong or is there another better way to do this?

And do the math.

@Ed Lopez Many good points in this thread.A few things I was thinking about when reading your posts:1) At $500/month in rent with annual turns it is going to be nearly impossible for the cash-flow math to ever work.

We then stick to that math and we don't get emotional about property.

That's why I'm asking if you there was something else you had in mind here.I want to clarify some of the math you used.  

I don't think your math makes sense.

For anything less than that with a traditional bank or credit union, you'd likely be looking at a portfolio product (the bank/CU will hold your loan and not sell it on the secondary market).