Find a below market deal in a market where you can afford a property, while maintaining a capital cushion. 

Personally I’ve stuck with SFH to avoid tenant on tenant conflict but thsi will let you find out if “the juice is worth the squeeze: with very little risk. 1) I assume you’re getting a least a few percent off for not involving a realtor.2) I assume you feel confident with the value (maybe ask a local banker what they would lend you on the property and even lay for an appraisal.)3) this is all assuming that this is a small investment to you as I’ve described above, not most of your savings and all of your operating cushion. 

I have the capital to purchase the land I'm now just saving up extra so I have cushion encase something were to happen during construction or an issue arises with my multi-family.

This gives cushion and greatly reduces risks on all sides - but doesn't require you to go "all cash" or wait to save up to jump in and get startedLove this, thank you for the advice.

Heheheheh  Okay, what he said and add, " With a fixed rate, a cash cushion and a long term buy and hold strategy."   

Is it time to drop rates and potentially avert, or cushion, the impending pain in commercial real estate?

However, if you purchase with a cash flow cushion already in place, you can ride out any down turn or slow down in the market.

Keep this on the side, and grow with a bigger cushion.

You'll build in some cushion if something goes wrong. 

Since we have commercial loans we only get 20 year terms and the bank requires us to keep at least 25% equity and I do like some additional equity cushion but above that I like to re-fi out my down payment and renovations asap-- so that we can use the money to buy more propeties.