That doesn't give you much margin of safety.

When a chosen investment is financially marginal or the business premise is weak, or when a decision maker has limited experience (or limited competence) and builds faulty financial projections, it's time to cut losses.

@Jessica RamseyFlipping(buying and selling inventory) is ordinary income that will be taxed at your marginal tax rate, state income tax and self-employment tax.Income earned through a flip is not eligible to defer the tax using a 1031 exchange."

No room for growth other than marginal rent raise.

As I look over the numbers my criteria will change for the next purchase to have a bit more margin/cash flow.

Usually the best margins are on houses that will sell around $150 -$200k and up.

Therefore, by moving into the MF I immediately get 4 units in my first year and live marginally in the 5th until I am able to move out.

Without leverage you are doing only marginally better than historic stock market return (and, in fact, way worse than returns for the past 10 years--stocks have about tripled). 

$150 cash flow is low for something that costs $100k... not a lot of margin for error.

I would also just make sure that you're looking at other things such as all of the appliances all the furniture silverware things like that and make sure you have a way to track them as well as if they're broken who's responsible for them.I would also take into account the cost of cleaning the unit in between tenants I don't think a lot of people calculate the cost time or effort And that could definitely cut into your margins