A nice multi family property that you can do some light fixtures on sounds like a perfect strategy for you so you and your wife can have your own unit.

I would spend a few bucks on nice ads in local magazines and/or do flyers in areas that are higher income. 

Both situations work nicely.

It is a nice safe long-term spot if you're approaching it with a more long-term traditional real estate mindset.  

I think keeping it simple but nice is best.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

I will not know that until I climb under the house and into the attic etc... for inspectionThe area is close to things and is not in a indicated crime location and has a very nice open lot area on the corner with it but again assuming the tenants stay and lease I am looking at that as a smaller issue..Thanks for bringing up the concerns but I have tried to do my due diligence but do not really know is the analyzing aspect has missed something major.

A scenario like that would likely result in getting your entire investment back upon refi and also a nice cash-flowing rental to manage.   

There are several 4 plex properties under 1m and a nice 3 plex, fully renovated for 900k.

But now with the joy and headaches of non-metered units, trying to wrangle 3 different set's of persons into playing nice, etc etc..