These areas may have some 2 flats that fit those criteria.

And I have noticed that in the first 5-6 seconds my calorie counter will simply have a flat "0" on it.

Did you confirm with a property manager that they would do a flat 7%.

You can't filter on roof type (to eliminate flat roofs). 

It's possible owner use is baked into the 70% number, but the model breaks at about 35% occupancy. 

So my recommendations are 1) get an attorney involved so you know what your able to do legally and s/he can draft up the proper legal documentation to support the path forward, 2) consult with DSCR lenders to understand your prepayment penalties and bake that into your exit strategy with your private lenders, and 3) consider the cost of capital in relationship terms rather than monetary since that matters more than getting the money.

DFW home prices have been sliding past two months so I'd bake that into your exit numbers.

This would be fine if some appreciation was a reasonable expectation, but I think we have a decent chance at very flat appreciation given how wild the last 2 years were.And of course that would not be especially concerning if I intended to stay longer term but I think there is a good chance I end up moving in the next 2-3 years, and I would want to convert to a full rental at that point.

For example: #2 above was a 2-flat in disrepair sitting on a lot that was zoned for much more residential (and commercial) units.

They typically take a flat % commission of revenue.