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

From there it's just math, the metrics of where best fit's for that strategy deployment.

People either can’t do math or don’t pay close attention to that not-so-little item. 

I don't think your math makes sense.

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). 

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.  

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

When we did it, we did score some great deals, but what we found was that we were visiting so many properties to understand our "strike price" (the maximimum we would pay for the property when taking into account rehab costs, hold times, interest on any debt, closing costs, real estate commissions, a contingency reserve for "unexpecteds", etc) that the math started to not make as much sense.

Make sure you understand the basic math, what qualifies as a good investment, how to manage your investment and prevent losses, etc.I would start with Set For Life by Scott Trench.

I am a high school math teacher from the Pittsburgh, Pennsylvania area.