Hate to echo all the wise responses above, but it does sound like you're setting yourself up to be a potential distressed foreclosure statistic the next time prices start dropping or your good neighbourhood goes bad (and thinking it can't happen is not being optimistic, it's pure gambling).Keep renting until you can afford better, or even keep renting period, and invest in real investments, as opposed to the home you want to be living in - you can rent that home easily enough, with no big dramas occurring if you're suddenly stressed for cash for whatever reason, and have to downscale - you simply move to a smaller place in that case.The criteria for the home you want to live in and the good investment you want to purchase are completely different - often contradictory.

Originally offered $315k which would have made it pure cash flow with then present rents a small amount.

But a pure debt scenario is easiest. 

If you want pure cashflow multi units are the way to go.

Now, in terms of pure investment properties, aside from the larger (4+ units) generally having more potential to produce well than their smaller siblings, I believe that finding deals in ways other than MLS are extremely necessary.

And in 3 or 4 years, you'd be able to buy again - likely veru similar to your own house for about 150k.From a pure financial standpoint, there should be a lot more strategic defaults than we've read about so far.

Also, this topic has two perspectives when it comes to the response: one is based purely on math/economics and the other is psychological.

 I will be buying my 1st 2 MF with a VA NO MONEY DOWN LOAN as a 100% Disabled Veteran ... (  will have 6 months reserve in bank for mortgage pymts, and $15k for unexpected major repairs )What should be reasonable goals to set, as far as pure profit from each unit on a monthly basis, based on what newbie rental property investors typically clear as profit from each unit after expenses monthly, so what do newbies like myself typically clear as profit on a duplex or triplex  ...Any other advice would be appreciated I am sure I am not thinking of everything I should be thinking about.

If your dream retirement home is also your investment property you are likely to make decisions that you otherwise wouldn't if it was a pure investment.

If you're going to be a fix and flipper in today's world of high rates, gotta do pure cash not HMLs.