You make more when it's uneven and you can live in the smaller unit.Focus on the asset and the area, as long as you can withstand net negative or breakeven cashflow, and you will gain in appreciation.

I will say this short term sacrifice can lead to major long term gains.  

Alternatively, consider a cash-out refinance to access equity without triggering capital gains or explore a 1031 exchange to defer taxes by purchasing another investment property.This post does not create a CPA-Client relationship.

How can I get comps, both sale and rent comps, for single and MF properties without having access to MLS?

What I have gathered through 3rd parties is that if a basement does not have access to the outside then the windows in the bedroom are considered to be the 2nd means of egress.

@Collin SchwartzWhat are your tips to making large equity gains?

Online options: Many counties have online access to property records through their official websites.

As I gain experience I would expand.

I understand the challenges and competition in this field and am willing to put in the time and effort to learn and grow.If you have any advice on how someone in my position could gain practical experience or alternative ways to get started in real estate without significant initial capital, I’d be eager to hear your thoughts.Thank you for your time! 

(Net of capital gains tax and NOT including dividends.)