You can quickly see why looking at this graph - https://www.visualcapitalist.com/buying-vs-renting-house-in-...You can see how in 2015 the average mortgage was cheaper than the average rent, so it was easier to make the math work with light value add and just buying single family homes.

Do you want to do Single-family homes or Multi-family? 

Investment Info:Small multi-family (2-4 units) buy & hold investment.

Quote from @Andrew White: Investment Info:Single-family residence buy & hold investment in San Antonio.

With small multi-family, be careful with the neighborhoods in Indy as it is very street by street in some areas.

@Stanley Nguyen Interest income from private lending is taxed as ordinary income, which can significantly reduce your effective return.

Investment Info:Single-family residence wholesale investment.

Curious as to thoughts on building ADU’S for equity in LA / SoCal market.Search BP forums for appraisals associated with California ADU additions in single family zones.  

Only thing I'd plan to keep would be the larger multi-family - sell the small stuff, all of it and get yourself in a better capital position. 

Insurance for 1-4 families is reasonable.