Based on the CU's loan calculator, we can finance that over 60 months for a $320 payment. 

@Dav idWithout going through the numbers again, my guess is your calculation goes astray at the calculation of the Heloc costs.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Educate yourself with resources like The House Hacking Strategy and practice analyzing deals using tools like BiggerPockets calculators.

You can test this, by asking some to SHOW you how they calculate ROI, Cap Rates, Cash-on-Cash, etc., for their clients.Many will say, "that's the investor's problem".They are correct because an investor should NOT rely anyone else to run their numbers.So, then what exactly makes them investor-friendly?

Others are more hands off and want the data but don't need to calculate to the penny.

However, I would caution you on these calculations.

In my county they post online the utility allowances they use in their calculations.

If that is the case then that is considered cost of doing business and I would advise that should be calculated in your costs/returns you provide to the investor.IF you are referring to the investor who is the borrower - then I would have included that cost in the loan agreement.

Best advice is to learn from others and take calculated risks.