How about collecting close to market and using some towards "bonus" upkeep and upgrades?  

A question that i had here is i see amazon sells it fairly cheaper than on here however im assuming it does not come with the bonus content.

That is a super bonus to anyone with kids. 

For bonus points, how would one break this out on their schedule E, list the one property and combine the financials as if it were a multi-family property, or should I be listing each unit individually on schedule E with its own financials?

The property was under contract but the contract fell through as the seller would not be able to get the property rezoned and turn the large bonus rooms into another unit, making the property a quadplex.

As a bonus when you have that string of properties and show good cash flow from them, when it does come time to go to a bank at or near 10 doors the bank will see what you've got going on and then they'll be more eager to lend to you. 

And an active market always appreciates more.For you there is a huge added bonus of confining your search to tax free states. 

AND Bonus 6 don't get discourage when networking and meeting more successful RE investor always you will encounter  someone better than you in X areas of has 100 units or flips multiple props a year. 

Bonus if it's a duplex or triplex, but you can do this with a regular old house.

And bonus if you can do short term rentals.Rates are great right now (still), but should be going up in 2022, so another reason to act now.