Not to be too picky, but Earnings in the above actually means Profit, as the ROI calculation is (Earnings - Initial Investment)/Initial Investment.  

Bozeman is probably  the most desirable market in the state at the moment.

White collar employees will not relocate there, they leave their families somewhere more desirable and get an apartment for the weekdays.  

You'll be using 100% OPM and earning an infinite ROI.

I have checked in the new jersey area and multi family inventory is scarce in the desirable neighborhoods.

I've been servicing a few flippers in buying properties and have come to the conclusion that I can provide a valuable service and earn by contracting rent-to-own buyers to utilize myself for their transactions.

So you have honestly earned your retirement Darryle.

As in your example, I earned 0% in the 1st 5 years.  

Manager, misc costs/M = Gross Cash Flow/month3 - Subtract your minimum Cash Flow Desired per Month.  

Be sure to stay active now that you posted, setting up key word alerts can help with that.I can't help with the specifics of Tacoma, but I might suggest researching school quality, as that is a key factor in desirability.