What you may save on the front end, will cost you on the back end, and vice versa. 

So what seems like a deal in Sacramento may not be a deal in LA, and vice versa.What you have to do is consider what the average rate of return is in the area you're considering, and then determine how much better the deal you're looking at needs to be compared to average in order for you to consider it.Because if you're waiting for the 2% rule property to come around, you're going to be waiting for a reaaaaaal long time.You might hit 1% every now and then, most likely on a fourplex, but that doesn't mean you want to live in that area if you're house hacking.

A bank vice president also told me that they are a big money loser for the owner.  

The tenants schedule often doesn't fit with our availability or vice versa. 

So if you prefer to rent it, price it for rent aggressively and price it high for sale and see what happens (and vice versa).

Basically don't expect an executive housing agency to expertly handle section 8 properties and vice versa.  

(The higher the cap rate and the lower the value & vice versa.)Then you can divide the Value by the # of Units and get the $/Unit Cost or by Sq Ft and get the $/Sq Ft Cost.  

IE: Buying business items out of their personal bank account, or vice versa.

Also one of my relatives that I have a great banking relationship is the Vice President of a local community bank.

Because what is a good deal for you could be a bad deal for them and vice versa... spend time to think about "why" your doing something and then the "How" will come after you know your destination.. many people (myself included) just jump in and figure it out as you go.. the problem is thats like jumping in the deep end of the water and then deciding you will learn to swim..