Duplexes are an option, but consider the lower number of tenants and potentially higher relative management costs.3.

I am currently doing a 4 story renovation with apartments on upper floors and commercial on ground level, and weighing out the option of an elevator. 

Hard work and sacrifice will work as a magnet for people to help you because they see you going through what they went throughFor financing options I like the BP book "investing with no or low money down" but this isn't possible unless you get a really good off market deal.

The options we're considering are either a multi-family unit in the city or a short term rental property in the city or up to 2 hours drive from Sewickley.However, we're in need of professional guidance to help us make the best choice for our family and investment goals.If you were in our shoes, what would you do next? 

I've never paid to have a metal roof installed so don't know labor charges (I've always done my own)You're right about the longevity – metal roofs can last a very long time, making them a cost-effective option in the long run.

And it doesn't impact the rest of your exchange.Another option would be to purchase the replacement property using all the cash. 

Deals are few and far between and any decent deals that cashflow favorably are getting snatched up quickly.This leads me to explore another option...

From a tenant's perspective, they could be looking for stability (the optimistic option) or a deal (the pessimistic option).

please, send me a reputable source for this millions and millions figure. 

I think Columbus, Ohio, is a great option to consider.