Also , normally I keep 5% as vacancy rate , but for this case I did 4% as its a desirable rental areaIs 7% expense conservative for such townhomes?

I would love to see the numbers, normally they can be tweaked in a more positive way. 

If you have gone criminal one reason folks dont do that is there is normally ZERO chance of getting paid back.. 

I personally think a 8% to 10% cash on cash return is hard to achieve right now.It is easier if you are talking about overall return(Cash on cash plus appreciation).I normally aim for 4% cash on cash and 4% appreciation annually.Furthermore, using financing makes it harder to achieve higher cash on cash returns because in most markets, the interest rate is higher than the rate of return.Best of luck

In my lease, I have it that if they lock themselves out during normal business hours they can call me and I’ll let them in for a fee.

Therefore it's quite normal for a design change to be an additional service fee. 

Lets face it, the higher the yield normally the higher the risk. 

They normally get taken down pretty quickly but if you find someone who is persistent enough, you should be able to take their info and get them to add you to their buyer list.

For illustration purposes, it's quite normal to acquire a mix use building consisting of 9 residential units + 1 commercial space for less than a 9 unit multi-family building would trade in the equivalent location because the commercial space is an automatic disqualifier for many investors.

ThansksSame process and lenders and normal loans, it will be a loan for the entity and probably guaranteed by key officers.