I would pay attention to enrollment numbers, employment rate outside the university (is there a hospital system, research facilities, law school, STEM/computer programs, technical schools, or anything else to draw people in during a downturn), and the vacancy rate in the area.Colleges have been flooded with an avalanche of cheap student loan money over the last 10-15 years and many have overbuilt their own student housing (dorms) as well as seen a lot of large apartment complexes built in town for student rentals.

So your math was almost right, just need to multiply by 100 to get %. 

Metropolitan Detroit was the hardest hit by the avalanche of foreclosures.

MFH multiplies your management responsibility; what you gain by having one roof and one location you subtract by being involved with interpersonal relationships, as there will always be instances of tenants not getting along, ruining the atmosphere for everyone else, etc. 

Pricing additions such as:  Single family no add, 2 units .25 3-4 units .5 ; non owner occupied .75; FICO 680-699 .25 ; each percentage point is multiplied by loan amount.You can pay these in cash or increase the interest rate to cover..125 in rate equals .75 in add depending on product typeThe loan level pricing adds are additional costs for items that the secondary market (who loan is sold to) or the lender appetite for risk.Rates have been volatile.

Gross Rental Income $: $285,276Total Monthly Income: $24,264Total Annual Income: $291,176Gross Rent Multiplier: 8.59Taxes: $24,524 - 2019Total Annual Exp: $83,298 - 2019 - ActualExpense Source: ActualNet Oper Income $: $193,615 - 2019Cap Rate: 7.75Janitor Expense: $7,750 - ActualFuel Expense: $1,452 - ActualElectricity Expense: $3,912 - ActualWater Expense: $7,333 - ActualScavenger Expense: $2,748 - ActualInsurance Expense: $5,033 - ActualRepairs-Decor Expense: $7,750 - ActualManager Expense: $13,846 - ActualOther Expenses: $8,950 - ActualOperating Expense Includes: Advertising, Gardener, Other, Snow Removallist price 2.5milmy offer is 2 mil at 42% expenses (10% vacancies)  1.37 DCSR,25% down 3% closing cost ,coc 10.90% ,CAP RATE 7.37 someone please advice me what would be the perfect offer for this property?

I give them kudos about being relatively early on the scene, though it seems like options are multiplying.

On an MLS, if the gross rent multiplier is listed at zero, it could be the data was not entered, that the property is not rented or the information is not known....that's my guess.

Are their any benefits in creating multiply LLC's for this purpose?

My opinion: keep that loan in place and multiply the cash flow into more deals.