Thanks so much, have already learned a lot from this site but looking to get more personalized advice. 

Welcome to the site @Tyler Monroe!

So once you get to 5 units, most investors end up on the commercial mortgage side of a bank.And as he notes, from a brokerage standpoint, in my market, I see most 8 units or less exclusively on the MLS.  8-20ish units are a mix of MLS and Loopnet/Brokerage sites.  20+ units are almost exclusively listed by brokers that specialize in multi-family and you will not see their names on yard signs anywhere.  

Welcome to the site @Don Wizzy!

Confirmed on the county site too but would have had to wait for the document.

This is our only property where we could never 'climb up' the rankings in VRBO, so we received 0 guests from VRBO.

I'd focus on 150,000 sq ft and up deals so you get the densities you need. we just proposed 84 units on a lot that is 4500 square feet in Columbus Ohio with reduction in parking from 111 cars to 0 and we will lease off site parking. shift parking off site to save money on garages or push it into public garages. if the numbers work build structured parking which most the time they do it just depends on the deal size. if you want to sell to institutional investors you need at least 100 units in my opinion but the sweet spot is like 150+. in downtown columbus our market you can get about downtown unlimited height land for 1.5 million an acre.

The US News and World Report released their rankings for best places to live today. 

I'm more than happy to pay a GC for their time and to walk a site with me. 

I bought a massive [9,000 sqft +basement] old [est.1900] building [church] at an online auction, site unseen.