They should be able to offer this service for free to their hosts and provide a value add for their fees.  

there are soooo many factors to consider when making the decision you're making, but one thing that's for sure is: HOUSE HACK!

Looking to develop something that is very realistic, but has a fun factor to it.

With that type of experience, I might target a fix/flip or HML that has experience triggers keeping your costs low and maybe even something like deferred interest payments or bundled fees.

@Charles MaceIn another group I am part of someone reached out to me that they are note buyersand offered a referral fee if they bought a note from me.

I personally don't like this transaction, but everyone has a different risk tolerance. if you can aggressively raise rents and the market appreciates you are fine.For your assumptions the red flags that I'm seeing:0% vacancy should be higher unless your a PM and are experienced, even still.0% for management fees, are you a property manager?

It depends on a bunch of factors.

I sell STRs on the Emerald and Forgotten Coasts of Florida, and my company teaches investors how to self-manage their STRs and keep that 20%+ property management fee in their OWN pocket. 

. ;-) By the way, since the NAR settlement means buyer's agents now have to have buyer's sign a fee arrangement, wouldn't the focus be on finding a property for the buyer instead of worrying about these other things?

With only a $50 or $100 origination fee, and "essentially" not losing any money to an interest rate, TSP loans are probably one of your cheaper loan options out there.I just took out a 40+k loan from my TSP to invest in other ventures and it was a very simple and straightforward process.