If you have a 20 year timeline, I'd probably recommend B areas closer to the city or in the better school districts in the suburbs for the highest combined ROI over that time period.Right now you can expect to find decently turnkey multis for about $60-$125k/unit usually all at least hitting the 1% rule in that range.

I'm sure it's a little more efficient in larger cities, but my market requires up to 60 days to get approval.Lower your expectations with Section 8 tenants.

Yes, distributions have been below expectations and way below NOI projections. 

As mentioned above it there are dozens if not a hundred+ small items that are easy to forget that guests will expect you to have (can opener, wine opener, oven mitts etc) 

I bought a single family because I thought I could house hack in the same way as a duplex and in ways it certainly could have and did work but I didn't expect the relational aspects of having people living in a property I purchased.

Being albe to disect trades work that will not only meet inspection standards but exceed the investor or owners expectations. 

"We do not expect much further upside for housing demand near-term.""

While it may seem daunting at first, beginning with a clean slate allows you to establish clear expectations and build a strong landlord-tenant relationship from the outset.

It sounds like we didn't do a good job of setting expectations with you on the front end.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!