From our experience with clients, you’d typically expect to pay around $1,000–$1,500 for a single-property return, depending on your situation.If that $6K includes monthly bookkeeping and accounting, it could be reasonable; it could also be low, or high... it all really depends on the number of transactions, bank/credit card accounts, and the complexity of your finances.

Feel free to reach out! 

Interest rates and cap rates change, competition changes, your PM ends up being horrible, lots of variables.Just to throw you a monkey wrench, in your killer spreadsheet does it include the credit score, income, and employer of every resident? 

Some credit unions or local banks offer portfolio loans that don’t stick to the 4-unit limit, which could work well here.

We have excellent credit and cash capital.

Plenty of free resources to assist with this. 

For example, I mention that every adult must pay a $XX application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.

I am not familiar with Avail and whether a LL can view credit history.

Also would like to know of any local credit unions with portfolio lending options.

Your name and credit would stay with the existing note, which you would keep paying on - ideally yourself with money you receive from the "buyer", because if they don't pay your credit is wrecked and your house is in foreclosure.If you search on here you'll see everyone and their brother looking to do Subto and it's a nightmare unless the buyer has the funds to pay the note off if/when the original lender figures out you don't occupy the property any more and are attempting to do what you want to do, since most loans are going to specify that performance.