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Multi family simply means the property has more than one living unit (duplex or above). Usually this means separate utility meters and will be sold as real estate that can be rented out to multiple families. A home with a guest house on the property is generally not considered multi-family. Remember that if you are looking on purchasing a multi-family property a standard residential mortgage will only apply for up to 4 units. Once the number goes above 4 the buyer will need to get commercial financing.
The Gross Rent Multiplier (GRM) is calculated by dividing the fair market value or asking price of a property by the estimated annual gross rental income. The Gross Rent Multiplier is also used to estimate the number of years the property would take to pay for itself in gross rents received.