It is hard to discuss local real estate markets even on the state level. 

@Cameron Chambliss, primarily focus on creating a system for connecting with property owners and sourcing deals rather than establishing your end buyer list.

Once you’ve narrowed in on a couple markets, start running properties through a spreadsheet like you would for any deal and make sure that they are at least cash flow positive.

@Rodney Sums hit this one right on! 

Getting advice on BP helped me overcome many of the hurdles as a new investor while I started BRRRing.

Congratulations on the fourplex.

We’d need to know a bit more about your current loan balance on the house with the 2.25% interest rate.

I don't think the two unit COA is that bizarre, you either have common areas to maintain via the COA or you have to do cost sharing on all expense by each owner sending in half.

Any time you sell a share of the REIT you will be paying tax on all deferred gain and the depreciation. 

Even a single-family home with a legal additional living unit could work if you can find the right property.Because you want a property that needs work, I would be careful not to take on something that is too distressed.