You should definitely be able to find decent multifamily properties for under $200k, and multifamily would be my suggestion for starting out if you can swing a larger down payment (depending on loan type, you MAY need 10% more for a multifamily vs a single family, but not always).

If you pay retail, you'll be looking at 500k to 550k depending on area and lot. 

These have a much higher CoC ranging from 18-30% depending on how involved you are, the property specific and its execution from a design/amenity standpoint to management.  

We will never have the right answer; everything depends on your circumstances.

some gurus teach this method.. thats all this is.. seller is going to have to pay inputed interest to the IRS though.. to me it would depend on down payment..

It depends on the lender.

I work with several investors in the area. and a deal for one will be different depending on what you are looking for.

The home is in a C- to B neighborhood, depending on the person.

The best way to estimate expenses is experience and knowledge of your specific asset type and market.For vacancy, that will depend on your market and the quality/desirability of your type of unit.

This might be better if you’re uncertain about refinancing or want to keep more liquidity for other opportunities.Since you’ll move in 5 years, it really depends on how confident you are about refinancing.