As I posted recently on BP, some of the units that I've owned included heat and hot water in the condo fee, which increased the condo fee such their fee was in the $380 monthly range. 

@Sean Graham my 13-unit is right there.

Investment Info:Small multi-family (2-4 units) buy & hold investment.

You could trim your expenses by eliminating property management - you can absolutely do this yourself on a 6-unit, even as a newbie.

I would use an experienced broker who can shop around and help you compare best terms on a National basis.

5+ unit buildings in solid areas are incredibly tough to find.

I recognize this is not answering your question but with a single unit, I believe if you declare real estate professional it will invite scrutiny.  

Noticing a lot of cries for help on 5 unit places.

Schools aren't as solid as gwinnett so tenants tend to be less sticky.From a duplex perspective - 2/1 units lease up very well in the outer markets like Cartersville, Douglasville, Newnan ect.

My preferred options are:1. house-hack with a duplex under ARV; live in one unit => renovate => rent the other unit2. buy a SFH under ARV that could be converted into a duplex (preferably adjacent units vs top/bottom) - I'm assuming the biggest challenge with this strategy would be separating the infrastructure for utilities; and costly.