I do have to agree with @Brent Coombs and @David Ferrette though in that this is not straight BRRRR in the sense that you do not have infinite scale due to coming out of pocket with so much $.

Why not get a good PM to avoid the hassles and be able to scale up?

My current rent is at the top of the scale for that size property & location; if it were a $500 rental, I'd be getting $500 tenants, which I prefer to avoid.

I'm trying to figure out how to do this on a small scale. 

Some say get start in 2-4plexs while others say to wait and get into the larger properties because of the scale factor.

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If you are planning upper scale or even basic multi family,  I would recommend doing all 3 bedroom units.  

I'm interested in multi family fixers and have potential partner who specializes in larger scale apartment rehabs.

Similar issue in FL, but on a smaller scale.

Smaller parks screw up your expense ratios since you don't get the same economy of scale as you would a larger park, so that really hurts you on fixed price expenses like that.