I've gotten lucky a handful of times doing lowball offers to MLS listings but it's not often enough to keep me rolling.

So whatever gets the ball rolling fastest is the best route for you to take.

Maybe they're testing the waters and rolling it out in certain cities or areas.

An option may be to roll active 401k funds to an IRA and look at using a self directed IRA to buy the property.

Can you roll the SA into the mortgage?

There are not many multi-family options available in my local area, and the ones that are available are overpriced or the current rent rolls are extremely below market average($200-$400 per unit).

Just roll with the punches and my guess is, they are few and far between.

Moved down to San Antonio from NYC over the Labor Day Weekend (continue to manage a modest portfolio in upstate NY) and hope to get the ball rolling down here.

It looked fine to me when I was up there, standard fiberglass rolls in every nook and cranny, and I didn’t notice any spots that were lacking.

Then follow those concerns with solutions, such as having a system in place for tenants to make maintenance requests (including in emergencies), why all of your spare time won't be consumed by these investments, being properly insured against hazards, etc.Your wife doesn't have to be passionate about real estate like you are but if you address the concerns upfront, it's much easier to get the ball rolling in the right direction.