But if your goal is to leave your day job soon, multi family will offer more cash flow typically.

The office has an A/C window unit with drywall, carpet and electricity. 

There are two types of return from a rental propertyCash Flow & Appreciation.I normally also aim for a minimum of 8% return between Cash-Flow and Appreciation.Appreication, nationally, is around 2% to 3% annually.Therefore, your goal is to get the cash-flow to be about 5% to 6%.The issue is interest rates being very high, you would therefore, need to buy at a pricepoint where the numbers still make sense.You can always put down more of a downpayment to cash flow, but that will impact your cash on cash return calculations.Best of luck!

Quote from @Daniel Tanasa: Another option is to get a small cash out refinance from the house you plan on fixing up, if is in financeable condition, and use that to fix it up, while still cash flowing.

I just don't think you can expect a property to cash flow when you're putting 3.5% down.

but it's not a mailbox money / cash flow situation.

November has been our only cash flowing month (barely), but we anticpate cash flow from Jan-April '25.

I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas. 

How much weight do you give to the cash flow benefit of cheap debt when the property is priced above market?

Cap Rate, Cash On Cash Return, then IRR.