if you are worried about vacancy, then multi-family is what you should go for.

Energy Efficiency ImprovementsInstalling energy-efficient windows, doors, insulation, and HVAC systems can appeal to modern buyers who want to reduce utility bills.

Are you looking at single family properties or multi to start?

But I can get into multi at less than $100K per unit.

With less experienced or just poor planning operators, it isn't uncommon that they spend years distributing all the cash out to the owners, and then the time comes for a multi million dollar refresh to maintain the hotel brand, and no one wants to cough up the money back into the entity.

Since the pandemic has are there slowed or stopped the judicial system in most States we are postponing most of our foreclosure activities.

Similar for bathrooms if virtually all are multi bathroom but you find a single bathroom, making it multi bathroom via new construction could be a value add.There are more sophisticated value adds such as add multiple adus via bonus density program.  

Systems.

In fact, I’d like to turn the primary into a rental and then house hack in a multi-unit.

This will happen in a market with balanced supply and demand, in a monetary system like the US, with fiat currency targeting 2% inflation.- In some markets, that are growing quickly, with great jobs and lots of inbound migration, this could be a little higher - like 4-5% per year over long time periods as demand outpaces supply.