DSCR loans are not that low and regular hard money loans will be in the double digits.

I like strong MSA's, high rents, & low purchase prices, to maximize cashflow & cash ROI. 

It was mostly due to my day job income and low cost of living over a long period of time; however, real estate accounts for about 50% of our income through a small portfolio of short, mid, and long term rentals. 

Small multi-family is hot right now due to house-hacking (low barrier of entry), and future cash-flow. 

Since you’re still figuring out where to invest, look for areas with strong rental demand, good schools, low crime, and potential for future growth.

That seems low with the 5 units and storage you mentioned unless they are 1 bed units. 

Strong rental markets with low vacancy rates are ideal for long-term holds, while areas with high ARV growth are great for flips.

The downside is that everyone does it and unless you have something quite unique, you will deal with lots of competition and seasonality.

I would check this out with a seasoned securities attorney for their opinion/guidance.  

You lose because there are many other suckers out there falling for the same line and sharing the same low-quality leads that don't translate into sales.Do the math.