@Abigail Kingprimarily off market although, i've started to engage on on-market deals if i think they will fitvery difficult to find

Thus more marketable.  

There are only 2 ways, as I see it in the current market, to get actual income/cash flow from a rental property - a paid off long term/mid term property or a well bought short term or rent by the room rental.

Help, I have a friend who wants to play the stock market and I don't know how to talk him out of it!

The best way to learn the multifamily market is to purchase a multifamily property.

The issue I see is that market has historical appreciation below average (not bad, but slightly poor).  

This is my market and I live and work in 78610.

Those states could be nearby in your market area.  

Each one with separate addresses and utilities.We originally put $585k of our own money into the project, and by the time we were ready to go to market in 2023 we were into it for about $2M (the pandemic really threw a wrench in our timeline and costs but also greatly increased the value).

.- Analyze Comparable Properties: If you’re working in a specific market, reach out to other landlords or property managers with similar assets.