Some investors are willing to buy them on a speculative basis (buy and hold model), knowing that the property will appreciate in the long term, depending on the neighborhood.  

Before Tax Cash Flows (BTCF) divided by All Cash In (Typically Down Payment + Closing Expenses)BTCF = NOI - Debt Service, so yes you would include debt to determine cash on cash.I ran your numbers through my model, and I got a negative cash on cash and a DCR of less than 1. 

@Charles Ma truthfully I have no experience with the the arena of dedicated space for the peerspace and storefront rental business model but that doesn't mean that it couldn't work.

but to have a business model 100% geared to unlicensed activity where you never take title and your only purpose is a scheme to make these assignment fee's then yes that's selling RE without a license.its just leveling the playing field.the other example is all the lenders that say they are nationwide but are not NMLS licensed well 12 states require state and NMLS license but that does not keep people from making loans anyway.. were as someone like me has to be licensed to be legal in my state .. state license CE  FBI background.. but someone else can just come in and make loans with no license >>>> I don't think so.. and neither does the state.. and neither do borrowers if they figure it out.. borrowers will all of a sudden find themselves with a interest free loan ..

I personally own 11 units and have developed a good business model through blood, sweat, tears and trial and error.

This way you would have a 3D model to go with your idea

Tomorrow it's back to my houses with finishing tile work and setting 3 replacement windows.I have fixed and flipped about 5 SFR over the years and am currently rehabbing 2 adjoining properties that I picked up in foreclosure in a large lake area in Oklahoma.My goal at this point is to finalize the construction work and go with a vacation rental model to maximize monthly take.

I see this model offering a diversification of markets; Homes and Food being two things that people need in any economy.

A business model underpinned by the idea "Hopefully we don't get caught" is not sound, nor ethical. 

If I am looking at comps I am not only checking surrounding prices but checking for major highways/roadways/railroad tracks that separate different sections of the neighborhoods, I also look to find the same exact model houses for my ARVS (I don't compare rowhomes, ranchers and 2 story colonials with each other).