This criteria is for 1-4 and 5-8 unit programs.

Like I said, my approach is just about the opposite of everyone on here, but I can tell you that two of my paid for renovated units cash flow more than your 12 units do and I don't worry about making any of our payments and managing 2 units is way easier than 12.

One unit is vacant and the other is rented.

May,If you are going to target Maricopa I would suggest focusing on 2-4 unit multifamily rentals.

Are all residential buildings (1-4) units taxed at the residential rate even if they are used as an investment?

You'll find them in greasy spoon diners in the morning and the gold circuit gym class.  

If you are looking for cash on cash returns as your spreadsheet suggest, there are much better deals especially if you look for 2 or more units. 

As of 1/1/2023, Raleigh, with 125,421 single family residential units, had 37% of the Wake County total of 342,580.

We subscribe to a market research platform called Yardi which only provides information on multifamily properties 50 units and larger so if you are invested in a property that is 50 units or more, I would happy to provide quick "back of the napkin" valuation and methodology.

Rents greater than the PITI payment and if you can focus on 2-4 units the multiple doors help achieve that goal.On another note keep in mind Mobile/manufactured can be tough to refinance some lenders do not fund on them.