So me as a principal broker if commission is 100k I keep it all as it's my company minus business expenses of course.

So you would take PITI + (any HOA, management fees) and make sure that rent is higher than expenses.

To the partnership/LLC/S-Corp it should look just like an expense.  

There are not many multi-family options available in my local area, and the ones that are available are overpriced or the current rent rolls are extremely below market average($200-$400 per unit).

Choosing the most expensive insulation because it's the most energy efficient, should allow you to reduce and/or eliminate costs in other areas.4 - Energy efficiency isn't made up of added costs.5 - Energy efficiency is the product of reducing energy needs, not supplying added energy.6 - Cost effectiveness is a product of maximum use of materials, as in little or no waste.All of the above should be obvious, in parts. 

I thought it would be a time saver, but it’s not in my opinion, and extremely expensive.

My recommendation if you decide to invest out of state is to choose cities in safe and economically diversified areas with above-average income and population growth.

We do an average of the two must qualify.

So I think you’ll see minor appreciation in real estate across the next year or two… The industry average is 3 to 4%.  

Any idea what an average cost might be for this work (yes, I know it depends on number of cabinets).