@Justin Jefferson first, some cold realty - you're about as likely to play in the NFL as you are to retire via real estate in 4 years.Are they both possible?

Will need to know density, parking requirements, can the building withstand building on top, lot size, future planning etc…. depending on how well the zoning and platting dept plays with others!

:)The only beef I have with your post is that you are already assuming their is going to be beef between tenants and you are going to have to play peace maker.

Some of the best BRRRR deals I have seen play out this way:You buy a home cheap enough that when you do a renovation and pull out 75-80% LTV, your rent covers your mortgage and you have returned most of your investmentThis is for A-B class areas. 

Income-based valuation only comes into to play once you get into commercial property (5 units and up). 

I have been playing the multifamily game for almost 10 years now, and the GRM is one of my least favorite methods personally since it ignores so many important factors (steam boiler versus electric baseboard heat as an example). 

@Lynkeisha Dixon I’ll play devils advocate.

You may pay 1.5m and up for a good one, likely more if parking and balconies, but the play is to buy a multi and then wait and in a few years, turn them into condos and sell them separately - that's how you make the money there.

“Josh, I feel you on this one—it’s a tough spot to be in, but let me tell you, these situations are where the real players in this game prove their mettle.

It’s a bit like playing Monopoly but with real addresses and real money.. and when done right, it can feel like unlocking a secret level in the real estate game.But hey, no point pretending it’s all sunshine and roses.