He buys nice homes (700k range and adds ADUs to them for around 100-120k) All in he's at 800k and he will generate between 6-7k/month in gross rent which usually nets him around 1k/month in true cash flow. 

A ton of MTR/LTR opportunities for out-of-state investors.Single families are in the 80-120k price range, and duplexes are in the 100-180k price range.

The easiest place to start is figuring out what you can afford and then looking for something in that price range where you can get the most possible rooms.

., how much cash do you have to deploy and what is your price range to purchase, do you want to invest locally or at a distance, what ROI are you looking to get on your investments and does the inventory in your market support that, are you looking for turn key or are you trying to force equity into the property, are you looking to house hack or are you doing a 20% down and rent it out right away. 

Make sure you have sufficient reserves to weather a storm if push comes to shove. 

Sufficient education2.

I understand this eliminates the "self sufficiency" test that the FHA requires for 3-4 units - which is great news. 

I had a few properties in my price range when I was looking to buy my first property.

I would also recommend that they have sufficient 'skin in the game' IE additional down payment above and beyond just having lived there a while. 

I did a quick Zillow and there's plenty in that price range in the general area so you may be able to find one right in those sweet spots with some digging.