I think if you break even today you’d still be a net winner in 5-10 years with higher rents, appreciation, loan pay down etc...most people I talk to can’t change their life with $100/mo cash flow or even $250/mo so if it’s $0-$250 it’s virtually the same.)Are you planning on using property manager?

Pricing becomes an art rather within city where you would have hard data to create/outline a trend. 

The guy who now can't find anyone to drive around with Uber or the girl not able to AirBnB her place will probably cut virtually all expenses, such that soon you have everyone without a nickel, asking everyone for a nickel. 

The property types you listed require capital and are you comfortable with just a virtual handshake, some photos, and move into partnership.

The FHA Streamline sweatshops don't need to calculate income, barely need to verify employment, don't even need an appraisal department, virtually zero buy-backs, etc, so there's a whole bunch of overhead costs they simply don't have at all, and they can hire the dumbest/cheapest people for all positions.

He has been coaching me in the art and science of buying multifamily properties. 

Art.

Would it be preferable to maybe place a big piece of art on the mantel, fresh flowers on the island?

Personally, I prefer to manage all my properties because a) no one cares about them more than me, b) there's no PMs in my town worth a crap anyway, c) my properties are fully renovated and rent so fast that PMs would do virtually no work for their pay anyway, d) I'm a control freak, e) I make more money. 

I also remember hearing on a BP podcast that this virtually never happens, so I don't know what to make of that whole thing.