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.

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

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.

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

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.  

I do however think as things clean up systematically, cashflow will improve and the benefits of low capX exposure in near term and appreciation will work out.

HABD SAFMR states that a 2/1 with 2 people in property’s zipcode on voucher maxes out at $1356, current rent is $779, and when I search for comps on multiple platforms I see the low range being $860 and higher end of median $1150.

I have lumber liquidators, home Depot, Lowe's, and who knows what else near me (central CT).