I agree with the notes above but will also caution you to make sure you're very conservative in your underwriting for the multi-family properties with more square footage.

@Drew Leo You are right on the money about building and safety not helping ADU projects move forward.

I'm still focusing on small multi-families mainly 3-4 units.

Single family homes, multi-family fixer uppers, even commercial if it makes sense and between 100 - 120k.

Atlanta is a great market to dive into for both fix-and-flip projects and multi-family investments.

Above just the assumption that it'd be far more of a corporate environment, I just don't think that would happen at a larger shop, at least not for quite awhile, and I do think I would generally be more at home with a smaller office of people (smaller being relative to multi-national, or coast-to-coast, I suppose).Personally speaking, do you find that you're in that type of environment with a boutique brokerage?

He's in Austin so a little ways away from you, but he probably has a good referral for a builder in Dallas who could take on a multi-family build.

Since you are looking for cash flow mostly, you should consider multi family property.

Personally, we prefer multi-tenant, to minimize vacancy risk.   

It's great to hear about your success with this multi-family buy-and-hold investment.