Go with either duplex or tri especially if you are within the 5-mile radius of the major shopping center. 

A couple of things I do that are not immediate walk away scenarios but helpful are:I start at the wall and walk the floor to the center of the room to check for foundation concerns to have my contractor look at. 

Louis has great universities and med centers, plus family weddings and baseball. 

@Lee Ripma Totally agree about El Sereno, it's right by USC's medical school and has had a solid increase in activity over the past 4 months, with CBRE purchasing a couple acres right in the center.

There's city after city of high population and extremely high economic activity centered between Tampa up to Daytona with Orlando sitting in between. 

In order to make it in today's market you'd definititely need to "buy some cashflow" (higher downpayment) targetting  the right SFH that sits dead center in the sweet spot that families are looking for. 

If I was guess I would say minimum of 100k to buy the equipment .. then you have staff and that is always an issue.she also has an ATM  but that has caused her to get broken into a few times.. but it does create revenue.and its a lot of work.. she also serves light food  breakfast sandwiches  lunch  sandwiches etc. you need commercial coolers in the back to store the gallons upon gallons of milk etc.I have seen out our way these do pretty good and that's the little mini drive through stands that are manned by one person and or two max.. all in a little trailer with drive lanes on both sides.. hitting the commuter traffic. you get permission to put one in a shopping center parking lot that kind of thing.  

The Olympic Training Center is also a big draw.

Date:  11/26/2018Location:  Fortina - 445 Albee Square (located downstairs in City Point Shopping Center) Time:  6PMSend me a PM if you will be able to make it.  

Most of the properties are in fact in D class neighborhoods, however, the actual location of the property to the city center is great.