It's your job as the investor to project the other expenses, based on how you plan to operate the property.

30 year fixed, low interest rate DSCR BLANKET loans (put multiple 1-4 unit properties under one loan for cash out or for purchase).Ground Up Construction loans for aspiring developers with NO Experience100% Financing on Fix and Flips (just pay closing costs and prepaid taxes/insurance)Fix and Flip financing that requires no appraisalHELOCS on investment propertiesBuilder's Forwards (for medium to larger developers who want to hedge interest rates on their properties they plan to sell so they can offer "low builders rates").DSCR loans for long term AND short term rentals (I think this is becoming more and more common, but some people have still never heard of this).And so much more!  

With 62 units you need to set up a reserve asset plan similar to what an HOA would do.

If you are a developer and plan to tear down the house and do something else with the property then you wont be able to get a residential loan because you are going to tear down the bank's collateral and then do something else which is definitely against the rules. 

rent by the room, rent by the unit (small MF), rent out an ADU, etc.If you plan on renting by the room, then maybe more square footage and potential rooms to rent.If it is small multi-family, then you can look at similar size rentals to see what their market rates are or use programs like Rentometer.com or BP rental rate calculator. 

I was hoping to get 1900-2000 for my 3 bed, which is more or less the going rate, if I were just a few miles closer to downtown and/or had a kitchen with back splash/new floors.

Planning ahead can be challenging when two nearly identical loans get UW and conditioned in very different ways at the same lender.  

This sounds like a good plan - sticking to the duplex or SFH for students is good too since most DSCR Lenders generally stay away from "student housing" but if you are looking to purchase a rental property that can easily be utilized to rent to any tenant (adult, family etc) including students, you should be OK

We have an investement property, which we plan to sell and buy propertie/s in 1031 exchange.

I created this separate page for one property and have plans to create another one so they have their own pagehttps://www.facebook.com/profile.php?