I just plan on having a team in place for all aspects after getting the house such as getting it ready to rent, to managing the property.with the right team in place its really not that unreasonable 

But for me to get to a comfort level in a big REI investment, as I with stocks is the hurdle. i.e.

You can also reach out to developers with a track record with AHFC; here is a link https://www.ahfc.us/files/7013/5596/1436/lihtc_project_owners.pdfIf you are going the route of a grant or low income housing tax credit program, there are hurdles to recapturing your investment quickly.

It wouldn't be unreasonable to base an offer off the numbers the seller provides so long as they look reasonable and as part of your due diligence after getting it under contract go through the motions of actually verifying them through whatever means required.

Either it pencils or it doesn't, either it meets your hurdle rate or it doesn't.

You should spend some time figuring out how to get over that hurdle.  

The ultimate goal is to he told past that hurdle and move into doing multiple houses at a time, me focusing on one and a GC or two on the others.

I think my biggest hurdle right now though is finding properties to analyze, and knowing which ones are worth analyzing.I think I should probably be talking to an agent and seeing what they can help me find.

I think that is somewhat unreasonable.

From my experience, your biggest hurdle will be getting the city to agree to make it a legal 5 unit.I understand you don't want useless space, can you duplex it to another unit?