I am looking in the 750k-1.1m range with between 6-10 units.

Investment Info:Small multi-family (2-4 units) buy & hold investment in Piffard.

I have two duplex units and am subdividing into townhomes for higher market value.

Hey Nithin, one of my client's closes today on a next gen home that they plan on renting out the separate unit.

The $56-a-unit process requires landlords to be up-to-date on their property taxes and for the properties to be free of any safety or building-code violations.Since landlords are not legally permitted to collect rent from tenants of a home with an inactive license, the system is designed to serve as a check on property owners, forcing them to address safety violations and pay their taxes.But Philadelphia’s Department of Licenses and Inspections lacks the resources to hunt down property owners who flout those rules, said Karen Guss, a spokesperson for the agency.

How many units/properties are you targeting? 

Is there more long term appreciation possible if you hold the units longer?

I like both of your ideas so I would look for the single where an ADU is permitted or one with a dump ADU to renovate (that's best) and balance that against the purchase of a 2-4 unit.

We sold a wonderful two unit STR in Depoe Bay in 2024, which generally is a no-go zone but has neighborhoods with specific commercial zoning that allows for vacation rental usages as well as a brand new development of luxury homes that allows STR usages similar to Olivia Beach in nearby Lincoln City. 

I have a couple of friends who have several rental units in Gettysburg and said the rents are good and he has many professionals who stay for a good amount of time and pay on time.