Purchase price: $305,000 Cash invested: $80,000Single Family home in a 55+ community. 2 Bed 2 Bath, attached 2 Car Garage.

If you have just one business it's not too bad(My wife uses it for hers) but it starts to get really expensive if you have a lot of doors and or multiple businesses. 

Try to get a garage if you can. 

Maybe a garage conversion is permitted maybe not.

Next door to family.

Door knobs , fixtures.  

Just be cognizant that if you househack a multiunit, you have to live next door to your tenants, and you will also be steepening your learning curve by adding additional layers.

Small correction.. by small apartments we would be looking at 20-30 doors.

We have been at this for about 4 years have 5 properties and 7 doors and are also looking to keep growing. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.