The best thing to do is verify costs expectations and projections with a management company that operates similar product in the area.

Although, calculating debit-to-income ratio stays the same --- I summed up how to figure your rental income in my earlier post.There are (or were before COVID-19) no-doc loan products but the interest rate is a few points higher which in this market isn't that bad. 

No low-down payment, owner-occupied options.Many commercial mortgages explicitly forbid owner occupancy.Bank will likely require 6-12 months of reserves.If you want to do turn-key, stick with 3- or 4-family properties where you can take advantage of all the mortgage products for home owners.

@Erwin Miciano   Erwin -  Hours were a little more stable -  government  civilian job , so no more getting uo at 6 to do PT :)  and at 5:01 was practically a ghost town  so as others have said above -   a good way to transition  as they like vets. 

The (c) exemption makes things a lot easier for individual sponsors who don't wish to set up a ton of compliance-related machinery for a marketplace and prefer to make use of vendor products to streamline the process. 

Nate, go to a commercial loan product at a small local lender, the underwriting is WAY easier than conventional.

I was wondering if anyone is sourcing any products online such as cabinets, countertops, floors, vanities, windows, etc.?

You have to use Trane or American Standard products for the most part. 

A lot of our product is inside city limits.

The better comparison when evaluating what to invest a tax-sheltered retirement plan into is what else the plan could be investing in, and where you can find the best overall mix of security and income production.