If yes, then go in @Brandon Turner style with three offers.

My previous experience includes high end residential design but I'm very flexible towards a variety of styles and budgets.

In my area in NJ a single family house rented to one family usually does not cash flow.I am thinking about buying a house from 2 retired brothers who live in single family house: one brother lives on the top floor and...

Second you need to examine your management style.

Part of this is due to the personality style of the people who own 4-plexes here.

Currently I supplement a portion of a family members retirement monthly thru a dividend style payment plan.  

I like your style.

Hard Money/Private Money can provide up to 90% PP and 100% Rehab on Fix & Flips that can be advanced at closing or reimbursement style draws and can close in 2 weeks - Refinances starting at 4% with a great min 550 FICO and no seasoning for BRRR

Another option, very “Rich Dad Poor Dad” style, is to buy an asset to pay off the liability. 

Presentation and management style matters A LOT, in my market there's plenty of rental histories that are low on properties that can and will perform very well when managed properly.Check out comparable properties and see what their rates are at for different seasons.