Also, I would factor all of the future maintenance with a PM or contractor in the cost model. 

This is a fact that we all have to deal with, however I wouldn't put too much emphasis on it in regards to your business model.

He signed a standard lease in a 400 unit complex and arranged for all of the delivery trucks, electrical, cable/internet installations for the first day of the lease.

I am looking for a 4 Plex Multi-Family with low money down and NOI of around $32,000.I am finding properties where the numbers work if I had the down payment myself as they are worth the investment using that model.

I would check the energy usage on both models and then make the determination.  

Science is about having a model that is verified and refined by experience.

But they should have some experience and solid vision for their RE business model to be able to use virtually free money for 12-18 month (really 3-4% transfer fee).

there are different models that  have longer and shorter intervals between drips. some are 8 inch some are 18 inch.

Even if the topic is outside of the business model you are interested in, download it anyway.  

Do you plan to set up shop in an on-site model once it's built?