A free and clear home is of no use to you anymore, you need to take that equity and translate it into more cash flow.If you can refinance out a few hundred thousand you should be able to acquire 6-10 more SFH's in your area (if my assumption on your market is accurate).Lima One Capital, Renovo Financial, and RMAC Lending will give you some initial lenders to contact since it will may be difficult to HELOC investment properties or refinance anything at all without a W2 job.

That was my assumption as well, assuming the depreciation isn't being allocated to the trust.

(Considering holding costs and my assumptions on what it potentially costs to flip a home correctly) Is that typical?

You're making a lot of assumptions here.

I think that is a good deal base on these assumptions.- Other investor pay 100% down payment.- you get 50% equity on the property.If someone is willing to pay all the down payment for a deal and I get to own 50% equity I don't see where the problem is. 

My assumption is you would be living in the house and renting out the other rooms.

Commercial properties can be viewed as a stream of cash flows but unlike a normal NPV calculation, the assumption of liquidating the asset at some future point is not normally included in valuing the project.

In multifamily structures that are subdivided after construction that is a bad assumption. 

As I keep doing analysis I'll see if it makes sense to change that 1.5% expectation if my other expense assumptions seem solid.

It's for one deal at a time, and it includes projections into the future based on different assumptions that you can tweak.