@Serge Hounkponou Recommend you first figure out the property Class you want to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Unfortunately they aren't very good for finding quality Realtors.

With big benefit potential of possibly retaining "Graduated" persons who are now highly trained, proficient employees. 

: I think your profit numbers are way high.  

The key is to standardize property quality and management systems, which would appeal to buyers seeking scale.If you’re thinking long-term, holding these properties for cash flow while leveraging local appreciation is also a strong play.

What doesn’t work today may work in the future.Another challenge with the traditional BRRRR model is the resulting high debt load often isn’t fully covered by rental income, especially in today’s high-rate environment.

If you have a high level of faith in the company you are working with, then time will do what it is supposed to do and increase your IRR.  

I don't know enough about your rentals to determine quality, location, or layout, but I suspect my numbers are pretty close.However, your utilities are pretty expensive in the winter.

The quality of available tenant varies drastically depending on the neighborhood.

@Polat CaglayanI've never seen a formula but here is a general rule of thumb for multifamily:The class of an apartment refers to the quality of the building, which can be determined by a number of factors, including age, location, and condition: Class A: These are the highest quality apartments, typically built within the last 15 years.