I agree just to move for purely cash flow reasons doesn't make sense in the short term. 

From a purely water reduction perspective, a low-flow, dual flush (0.8/1.28 gallon) or single flush 1.28 gallon toilet if you don't think your tenants can master the dual, will save you the most ... especially if you are removing old 5-gallon/flush toilets.

That's without any major rehab, just pure market rents in a livable condition.     

So many people try to convert a property they originally never considered as a pure investment property into an investment property.  

It is a very high cost of living and my landlord has been renting out the triplex for a little below market value for the past few years, however he is going to be selling the property ( all three units)  (This area is considered very nice and "shouldn't" depreciate in value. )I have been trying to deep dive into bigger pockets, reading bigger pocket books, watching videos but  a lot of the resources talk about multi-family properties as purely renting out all units and not actually living in one of the units. 

Or does it purely my choice of whether I want cash flow or equity build? 

Approach this from a purely appreciation and not cash flow standpoint.

If you're purely only interested in Cashflow - look into Cleveland.

The tax exemption benefits are useless to most of us foreign buyers and a pure marketing tool used by the local developers.

Let's say you DO try to do Real Estate as a "pure investment".