Do I give up access to transportation, restaurants, cultural activities, doctors, emergency medical care, religious and business activities, vet care and maybe more, to live in the country on my ranch or on the beach in a beautiful country, or do I keep access to all those things and live in the city? 

Your story proves that being in the game creates opportunities you can’t plan for.

If you're financially stable, have an emergency fund, and have a buy [box] get into the trending C class neighborhoods and buy value.

Some agents might offer flexibility, like a non-exclusive agreement, especially if you’re upfront about your plans to explore multiple opportunities.

While still profitable, I’m exploring better opportunities and considering multifamily (MF) properties.In my search for $1M properties (with $150K–$180K down payments), I’ve found that the NOI often matches the mortgage payments, leaving little to no monthly cash flow.

The study could also identify the opportunity to capture additional benefits such as dispositions, and repair and maintenance expenditures.

I have a potential private lender, but I need to determine if this is a viable investment opportunity and explore the best financing optionsYou’re a first time investor going for 36 units… alone?

While cash flow can be limited within the downtown area, there are still excellent opportunities for cash-flowing rentals in surrounding regions.

I’d like to see if there is an opportunity there. 

Yes, one approach is to continue with finding other cash flowing property.Let me suggest some other ideas for you to ponder, especially since you've also mentioned you are looking hard at DST's:What about Opportunity Zone funds?