The single detached price has seen large fluctuations which could mean it's run out of steam or is overpriced.So if you were hoping to speculate and buy something you might not have too much luck.

I am essentially challenging the concept of straight forward pricing of multifamily via capitalized NOI, specifically because of what you said - things change and fluctuate.

Pretty simple +10% ROI, and with no mortgage, you can ride the fluctuations in the market and sell at a later date for a profit.

So I was curious of how much fluctuation to expect to see which is why I picked areas that range

With renting, your income will likely be a slow build back into your savings and you have to consider all of the potential pitfalls of renting, i.e. renter turnover, vacancy rates, market fluctuations, repairs, and so and so forth.

On a smaller loan, a fluctuating interest rate isn't going to do much to change the payment  very much.  

As for expenses, given their volume of transactions over the years and track record (and again happy investors), I doubt their have been significant fluctuations which have caused any material changes to their estimates.  

Do you put in verbiage that deals with market fluctuation in case the sell period comes up and the market is on a downswing so you want to hold it longer?

The 100k loan for renovations is also variable, so fluctuations will be felt immediately, as it is adjusted daily.

This market is expensive, very competitive (sharks swim here) and completely subject to political fluctuations which could crush a fledgling noob like me.