How is it that these small-plex properties, so FAR from even breaking even keep flying off the shelf? 

I think that the sellers still stoke in the 2020 and 2021 markets that everything and anything was flying off the shelf over the asking price.The market is correcting, wait a month and make an offer for $250k

I plan to read the tax strategies BP book soon (I have a lot of the BP books on my shelf to read)!

As you scale, here's a though to ponder - Your time as an investor is infinitely better spent analyzing markets and deals.You want to move up the 80/20 leverage curve from technician to investor/entrepreneur.In Bridgeport, CT the investment is about 10% of rents collected.

I've done similar for a couple clients the past few months and it's so powerful to be able to use resources that are free to you to help you leverage/buy a property that you can house-hack because the CoC returns can approach infinite when you don't pay much for the property. 

Once your real estate IQ is high enough you can get infinite return on your money.

So I basically got it for free with infinite cash flow and I didn’t rehab it or do any work to it.

And putting down higher cash into a rental that is going to cash flow/appreciate/get the debt paid down at a 3-4% cash yield is infinitely better than waiting on the sidelines for a year while prices get higher and yields get squeezed even more.  

I have a few units that are bringing in some cashflow, but I was able to BRRR them for infinite returns.

Every part of the home has a shelf life.