The hard thing starting out is that you can take a risk with these guys or pay retail plus and go with a household (bp) known outfit.

You mess around with variables even a tiny bit and you can go from negative to positive cash-flow in about 30 seconds :-)  And, not for nothing, I've caught myself doing it more than once when I've been working my pro-formas. 

I took a risk on moving to KW many years ago when it wasn't a household name. 

Aka a tiny mobile home park of 1.

The share of U.S. households who rent surged in the wake of the Great Recession, as millions of families were foreclosed upon and younger adults either chose to or had no choice but to rent for longer," said Zillow senior economist Aaron Terrazas.

I think if I buy right in my area, a duplex could cash flow a tiny bit after all expenses. 3 units and 4 units aren’t too common here

There is one decent size master bedroom and one tiny 10 x 10 room that looks more like an office.

It’s easy to pick apart tiny things, but for your location, I think you did great.

I know this isn't helpful given your current situation, but you have no power other than one, tiny vote. 

Documenting my life will hopefully leave a record behind (as long as Google stays in business) and even if I can leave some tiny piece of me for him, it would have been all worth the while.