I'm aware that I'll have to talk with a zoning board to rezone a single family lot to a multifamily lot.

My two single family houses typically get rented out as mid term rentals under airbnb which offers good coverage and we have been happy with.

Starting with single-family and small multi-family properties is a smart choice, especially out of state.

I would rather make less on a single transaction and more in volume, than make more on a single transaction and less in volume.

Its very simple to figure out & use and it gives enough metrics to analyze single family properties. 

I would only sign something like that for specific properties unless you know you're getting good volume from a single agent.

Maybe you pivot into a multi-family in Phoenix or a single-family in Omaha.. from what I’ve heard they can still provide stable cash flow.

Lower appreciation than single family home

I implore you to do one of two things...1) find a partner that's been there, done that, and bought the tee-shirt so you can learn the ropes with someone who knows the pitfalls or, 2) start with a single-family or duplex with the guidance of someone that knows what they are doing.

If single you would have standard deduction of $15,000 plus LTCG tax bracket of $48,350 giving you room of $63,350 to fit income and converted amounts in before you pay any tax.