Therefore, by moving into the MF I immediately get 4 units in my first year and live marginally in the 5th until I am able to move out.

Without leverage you are doing only marginally better than historic stock market return (and, in fact, way worse than returns for the past 10 years--stocks have about tripled). 

$150 cash flow is low for something that costs $100k... not a lot of margin for error.

I would also just make sure that you're looking at other things such as all of the appliances all the furniture silverware things like that and make sure you have a way to track them as well as if they're broken who's responsible for them.I would also take into account the cost of cleaning the unit in between tenants I don't think a lot of people calculate the cost time or effort And that could definitely cut into your margins  

Those homes are sitting vacant for a reason.The cost to repair is higher than the ARV,Meaning you can’t flip them.To get in the flipping business you need a good source for homes that have margin.

If the buyer is challenged by poor credit or marginal income, it will take longer to get the deal done.

Ehhh sounds like a marginal deal with very little cashflow 

Maybe I need to talk about RI in those terms: property = stock, cap rate = yield, mortgage = margin loan.

I virtually wholesaled 37 mulfifamily properties last year without seeing a single one of them in person, with healthy profit margins. 

Whether account for them or not, they will come up and any perceived "cash flow" you have made up to that point will be wiped out and likely more with such slim margins.