I like the idea of live in flips, but it's something that I would wait until the kids are out of high school before I did it.

But if this is purely an investment, the high maintenance fee is a major concern.Now, let’s look at what happens in the next 5 years:Refinance After 5 Years: Assuming 4% appreciation, your property value will increase to $1,216,653.

Even if you tell me they are paying cash or very high down payments , shouldn't the price of multifily  buildings reflect its NOI/cap rate? 

I have not paid retail for RE in many years and would not in my high cost market (average SFH is ~$1m).  

It's very difficult to get SFR to cash flow these days with interest rates as high as they are.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

My income doesn’t show itself as being very high, but I have a relatively large amount of cash to put down.

Off street parking is typically more important for high end/expensive rentals.

I am a complete rookie zero experience, zero properties and highly determined to get into multi-family investing.

The rules are designed to prevent related parties from engaging in exchanges that shift high basis property for low basis property, followed by a sale of the low basis property, effectively "cashing out" without recognizing gain.If you sell a property to a related party as part of a 1031 exchange, both you and the related party must hold the exchanged properties for at least two years following the exchange.