My expenses will be 20k a year and I will Gross around $75k.

You're asking for the bank for a "freebie" at their expense, which is really at everybody else's expense because the banks make up for their losses by raising fees and interest rates.Is your parent's home large enough so that they can rent out a room to somebody?

Hey i was wondering if anyone knew any dscr lenders that would be willing to take the 2nd position on a loan, i have a property in Oakland california where the seller is willing to finance 85% of the purchase price at 5% interest, The asking is almost 4.6 million on an 18 unit apartment, i dont have the down payment for the remaining 15% which would be 689,250. the seller is willing to come down on the price and at market the apartment brings in 41,255 per month, tenants pay thier own expenses. i tried calling a couple of lenders but they said they wouldnt take the 2nd position or would only finance until 90%.

Purchase at high LTV with realistic expense estimates will project initial negative cash flow if purchased at retail (off the MLS).  

We use another bank for general expenses.

Unexpected expenses can impact your overall return on investment.Market Timing: Flipping relies on selling at a higher price than your total investment.

Does it cash-flow when you factor in expenses to hold as a LTR, MTR, or STR?  

.$20k/mo far exceeds my expenses already.

what are the numbers on the townhouse - projected rent and all expenses? 

Make sure you find someone who is well versed in depreciation and 179 expense and also think about the timing of when you pay property tax deductions.