I'm looking to sell my first home, which I've been renting out for the last 2 1/2 years -- I first contacted my property management company  for seller services, and they initially wanted a year exclusive selling righ...

A flip, single family rental or small multi family rental?

I wouldnt give any consideration to what the seller needs in order to break even in determining the purchase price.

To clarify my previous post: 80% LTV is available on single family homes, 75% LTV is available for 2-4 units. 

If you are committed to staying up in the mountains, you might as well consider house hacking a single family up there. 

@Sung Yu You can 1031 exchange your fourplex into a single-family home, provided it’s initially used as an investment property (rented for 1–2 years) to meet IRS requirements.

Will it even cash flow? 

Even TurboTax state tax returns cost you some money, and if you hire someone - then it really costs you.

Quote from @Zachary Deal: @Joshua Kavadi As @Zachary Deal and Chris said, you'll need to know that not every deal is a home run or even a triple.

This is tough to do with today's high prices and mortgage rates, which is why so many investors have slowed down or stopped investing until the market turns favorable again.Below is an example of a single-family home in Allentown.