Also, most of these properties tend to be older, so there is more maintenance because of that, not necessarily because the tenants treat the property worse.

I tend to agree with @Basit Siddiqi.

The fees for getting the loan tend to be expensive and will significantly cut into your profits/equity.

I know that condos have a huge HOA fee but tend to be significantly cheaper than single family homes - so it may still be worthwhile?

When analyzing and running numbers, what tends to be the difference in expenses (repairs, cap ex, maintenance...etc) between them and smaller 1-4 unit multis?

Just catching up with the thread.I am happy to contribute as I tend to know about the topic.

thanks for the advice.. i do tend to care too much about the situation and get myself in things i didnt plan on.. as for a script to how to start speaking with them, things to point out ect... 

I'm not sure how to get back in the cities good graces.If this is in tech terrace, they tend to get a little bit of stricter enforcement as there are a lot of wealthy parents who own property there for their kids and can influence local politics because of their money and network.

Those more often tend to be mom and pop investors who may not always track those sorts of things. 5+ units you're more likely to find experienced investors and professionally managed properties. 

I'll add that a house tends to get a family w/children because of space needs while a duplex will tend to get seniors and singles and couples - if it's 2 bedrooms.