I would factor more vacancy as you might get more turnover compared to other suburbs. 

Are they flat fees or percentages? 

ya were we live ( personal resi) we have humungus doug fir trees 100 plus fee tall basically surrounding out lot and if one of those falls on your house it can destroy the house and if your really unlucky it can squash you..

I base the price on a few factors - Room size, amenities and area average rents. 

You can also explore FHA with 3.5% down as well with 1.75% Upfront fee + anything with more than 3-4 units, there will be a SS rule (Self-sufficient test) to pass per FHA guideline.If it is a legal multifamily unit, you can also use those vacant units as your rental income up to 75% of gross market rent.

Run your comps and be prepared to adjust a suggested price based on condition, layout, and other factors.

Given your experience managing 138 doors, you already have a significant advantage in understanding tenant needs, property maintenance, and financial planning.Key tips:Focus on personal finances: Keep building excellent credit and maintaining healthy reserves.Financing: Explore loan options like conventional, or DSCR loans to maximize your purchasing power.Location: Research neighborhoods with strong Section 8 demand and landlord-friendly regulations.Due diligence: Analyze properties carefully, factoring in rehab costs, property management, and cash flow potential.Your expertise and willingness to learn put you in a strong position—best of luck!

I was shocked as I thought it would be very simple (which it is), but some syndicators will use funny math such as not counting fees, placing expenses on a quarterly or yearly basis when using IRR (backloading to end of year). 

You would either need to sell and pay commissions, closings costs and maybe tax on some proceeds OR you would need to pay fees and closings costs to refinance.

You can write into the agreement that the borrower pays the servicing fee.