My initial infant level of knowledge would tell me it's a combination of being poorly managed (I calculated they're spending nearly 65% on expenses to only have $305K NOI on 95% occupancy at $875/m, if that's even the average rent/unit currently occupied). 

Using strategies like a 1031 exchange allows you to sell and reinvest in another property while deferring taxes, so I often factor this into decisions.For me, it's a combination of interest rates, appreciation, and potential cash flow.

For spending at least 100 hours in managing the business myself, can it be a combined 100 hours between my wife and myself or does it have to be 100 hours for myself and 100 hours for my wife? 

A killer / modern 5bdr or 2bdr with a view or on water could be another story!

Your insight into a particular market, combined with the expertise of your partners, will be far more advantageous than simply following trends.

To give you an idea for the 30 year fixed I could offer the following :-Rate: 6.750%-Payment $5,691 -Prepayment 5/4/3/2/1-Broker and lender fee : 1.00% combined 

As far as estimating goes I would look up furnished finders report to give some insight, combining that with other places like Zillow and other long term sites. 

They told me it is December and January combined, however they already charged me for December.

The medium-term rental (sometimes referred to as mid-term rental) is an investing strategy that combines elements of short-term rentals and long-term rentals.

@Zachary Wurtz With a HML, leverage will be determined by a combination of your experience and the deal details.