Plain and simple, I don't have the stomach to live south of grand and if I am going to invest I have to be comfortable driving there.

If you have the stomach for it, all things being equal, the per unit cost of four unit homes would usually work in their favor.With that being said, I think the sweet spot is going to be 2 or 3 unit homes in blue collar or and/or up and coming towns.

IF you can stomach moving every year!

If you can swing it, rent it out while you live there (Scott Trench's book has great examples of this)- Move . . . as often as you can stomach for the first 7-10 years . . . repeating the above process each time.- As you collect units AND continue to learn and meet people in the space your mind will start to see more and better investments all around you. 

I frankly don't have the stomach for it.  

I was able to read all 3 pages in this post and got butterfly in my stomach.

If the numbers work out well you can hold it for a long time and be prepared to stomach when you want to sell

Maybe you have a stronger stomach than I do or can just find better deals?

The details were gruesome and made my stomach turn.

I am having butterflies in my stomach about the neighboorhood with the low-income area and few empty boarded-up houses.