:-D My advice to clients when it comes to predicting the market is, I can't predict the market. 

My prediction is your case will have a very low chance of success and a very high chance of frightening legal bills.

There is ONE RULE that I often Teach for ANY investing: "If you can Predict it, you can Profit from it."

I add you more information :......researchers predict that Gen Z - born between 1997 and 2012 - are marrying far less.

Lastly, the buildings in this area are appreciating at a higher, more predictable clip and there are a lot more apartment buildings so I know I will always have a buyer pool. 

A lot less headache, more predictable.

Overall, a HUD contract is actually a positive for a bank as it is a much more predictable source of income than regular renters.  

Maybe I'm some odd anomaly that you can't predict.  

@Mark Jones The way the initial Post was written was asking about a loan.If your question is how to calculate it without debt costs your right you cannotEverything in real estate is an estimate / moment you hit enter your numbers are wrong, they are all a predictionIt’s very easy to predict what your loan terms should be.

Once brokers and agents have been through economic and sales cycles they understand more that predictable cash flow from investments and not living deal to deal can make sense long term.