If I was to actually buy the MFH i would do the repairs by myself, so i wouldn't need a property manager, but i left it in the calculations just to see what would happen if I included it, I would still be negative even if I excluded it.

@Nathan Williams  here’s the deal....Vandalism CAN be covered, but some insurance companies can add an Exclusion stating Tenant damage is excluded.  

I'd prefer to have tenants pays for the oil separately but having a hard time figuring out what the base rents should be excluding the oil/electric and if that will alienate a large population of tenants due to the variability.  

Operating expenses (not itemized; excludes debt service/mortgage) = 50-60% of rentDown payment (If seeking bank financing) = 25% min of purchase price Closing cost = 2-3% of purchase price Property management = 8-12% or rentVacancy = 8-10% of rent Maintenance = 5-8% of rent Capital Expenses = 5-8% of rent Insurance (multi-family residential) = $75-100/unit/month Income growth = 1-2%Property growth = 1-2%Annual expense growth = 1-2%Any insight is greatly appreciated. 

Many companies guidelines exclude rooming situation. 

The court date will be 21 days from the date of filing (excluding weekends and holidays), and the constable will deliver the official eviction notice to the tenants door. 

@Andrew DeShong, it's not the type of gain that is excluded that is important. 

Does anyone have recommendations on other list providers with reliable information for these excluded states?

-General aggregate: $2,000,000-Personal & Adv Injury: excluded-Does not include water/sewer backup.Can add additional "Investor Protection" which would include sewer/drain back up for an extra $3 (which I plan on doing) and a few other things, but just wanted to see if it was worth exploring finding a lower rate.

Generally, you're not eligible for the exclusion if you excluded the gain from the sale of another home during the two-year period prior to the sale of your home. " The above is directly from the IRS website.