Looking at this mathematically, if you assume a 50% non-renewal rate (industry standard) and use the low end of the range of $5,000 per non-renewal, there is a loss of $50,000 per year on a 20 unit property.

RE is expensive

BUT The points they charge and interest are both way higher than normal, on some deals I ran numbers the points and interest were going to be 20k on properties where the ARV is 100k so you have to get properties at such a low price to make it work that it is so hard.

We are looking for low maintenance (so primarily new construction or >2000 and well maintained/rennovated) single family homes.

Rates are high, usually in the high 8s or low 9s, and you may pay 2-4 points on the loan. 

And like many other cities, vacancy rates are still low, lots of demand for housing of all types.  

Using the cash flow to help with your kids' college expenses is a practical approach.

i understand a true duplex might be a lot more expensive, but i think it's at least worth continuing to research and keeping an eye on.and sticking to my original point, OOS can be tough. 

Common sources of such properties include:Foreclosures: Homes that have been repossessed by banks due to non-payment.Distressed Properties: Homes that are in poor condition and need a lot of work.Auctions: Properties sold at auction for below market value.Off-market Deals: Properties that aren't listed on the MLS but are available for sale through direct outreach or networking.The key is to buy a property at a price low enough to ensure that even after renovations, the home will appraise for a higher value.2.

Bought house in 2020, so instant cash flow given the low rate and price.