I've done BRRRRs in Milwaukee for almost 15 years, but things have changed around 2020: I have a hard time buying quality properties where I get a discount that even matches rehab cost. 

Duplexes or small multifamily properties, even with value-add strategies, rarely match the potential of single-family homes in the right neighborhoods.In summary:Don’t be discouraged by low cap rates—they reflect market expectations of future growth.Focus on single-family homes with high equity potential in desirable areas.Avoid chasing the "economy of scale" myth with small multifamily properties—they often come with higher turnover and lower buyer appeal.Think long-term: prioritize properties that grow in value, even if cash flow is tight at first.

Being specific about geography, price points, willingness to take as is properties, speed of decision making and closing, whether you are a cash buyer or not, property specs....that will go a long way in your brand as a good match for an agent.

There you will be asked your criteria and then after answering a few questions you will be matched with 3-5 agents or loan officers in your area.

What we came up with was an infill product that matches what three story walk ups are in the multifamily market.

Would love to speak more on this regarding the market, where I think things are heading, and some deals that might match up with your criteria/goals.Just shot you a friend request!

I also agree that RE appreciation is unlikely to match the last dozen years, but you never know.Where I am unsure we agree is that paying $450k to improve the cash flow ~$3k (your numbers but I expect my delta wold be similar meaning both my cash flow estimates would be worse than yours but both would be worse by the same amount not affecting the difference) makes sense especially if the cost of having the extra $450k is only 6% rate which is historically simple to beat via numerous investment options and hopefully no one is investing in RE for an expected of 6%.  

We know how hectic it is as a diy landlord so we try to match our availability.

When you go inside, you're verifying that the condition and estimated rehab costs match your expectations.

Making this up but you will probably need to own 100 of these to match the stories you’re referring to.