This will also make the property easier to sell in the future. 

Makes life and the job easier this way.

I'll say two more things: buying a rental property is not rocket science: find a good agent who is an investor (easier said than done) and you'll figure out the rest as you go.

White is also still popular in flips due to buyers being able to change it easier upon closing or if lighting is poor and the space needs to be brightened up.  

They know they have problems - they've told me as much - but their maintenance manager just grins and bears it as they wait for change because IT controls it all.As a manager of 15+ years, and of at one time nearly 4,000 doors, it appears to me that their current structure is not conducive to the hands-on, seasoned, fast-paced, and decision-driven style you need to be a successful manager.

I have ALSO heard its not about timing the market rather time IN the market, so this is where a SFH could potentially be "easier" to find.Im constantly in a headspace where I tell myself I have to get really creative to finance a MFH or come in with a 5% conventional loan and fixing a MFH to force appreciation although cash flow may not be there the first year or two.

Find a good one and they make life much easier!

This will make it easier to determine what you're looking for in an investment. 

One of them was 1-2 months late paying back principal, but there was a small late fee that was disbursed among investors.Last year I invested in 7 properties over the span of about 5 months.  1 has been paid back.  2 of them appear to be on pace to be paid back on time.  2 look like they're going to be late, but based on reports, it looks like they should be paid back in full. 

This makes Mezzanine Debt particularly suitable for self-directed IRAs as it avoids UBIT (Unrelated Business Income Tax) risk and offers easier tax reporting via 1099-INT.