Multi-units in Buffalo, NY

[Account Closed]

My partner and I are hoping to move to Buffalo, NY within the next 3-5 months. We are eager to begin "house hacking" in a cheaper city (we currently live in Washington, DC) in order to save thousands in housing expenses each year. We want to focus on triplexes or quads that would provide enough rental income to cover the entire PITI of the property. We have some familiarity with Buffalo and understand that the best areas are in Elmwood Village and the northern edge of the city. That said, we'd like to consider properties in transitional neighborhoods that may be even less expensive and offer possibly appreciation. I know full well that appreciation is simply a bonus, but I do want to account for it.

Does anyone have a recommendation on a particular neighborhood that offers health cash flows margins in a pleasant area? 

Also, if anyone can recommend a "jack of all traders" realtor/broker who understand the investor mindset, that would be great.

Thanks!