Does anybody else have experience as of lately...? 

You'll likely need a higher down payment if you can find anyone willing to finance something like this as a first time investor; many require some level of rehab experience at the very least.

In my experience, cost segregation studies are a lot less than $10-15k especially for smaller properties (6 units and below).

As a SFR investor for over 15 years I have been wrestling with this question in the past, because it feels like you should upgrade to "bigger".I know for sure that I would not enjoy the ownership experience that comes with a small 4F, because in Milwaukee that typically also means lower income tenants. 

It worked out fine, though each time I got a little less than advertised interest rate (about 9% vs 10%) and I had to send a reminder email to to get my money back, but I did get it back.I ask about others' experience, because I'm still not 100% sure it's not a ponzi. 

I've had a positive experience.

They both have extensive experience in Duluth.Thanks for the mention @Tim Swierczek.

Thank you for posting that very detailed experience.

It seems like you are either taking bad experiences that you have had, or things you have heard, and you are blanketly applying it to entire strategies that have worked and been helpful to tons of people. 

Also, if you have construction experience, leverage that when talking to investors.