You may think about buying a SFH instead of multi-family if you're working with a lower price point.

This implies residential units can be built at lower costs and provide better return. 11) adding an ADU to SFH can make the SFH fall under rent control.

House gets foreclosed on when a borrower is not paying its debt obligations - typically its mortgage.buying foreclosures is not for the faint of heart as you have no idea of the interior of these properties lastly while it can be beneficial also realize if there are a lot in an area those homes are the new comps when trying to sell so it lowers home values in an area 

Lower risk all the way around.  

You’ll learn the ropes on how to be a landlord with a lower risk/higher quality tenant-base. 

Otherwise, I'd say watch those areas closer to Micron understanding the barrier to entry will be significantly higher in exchange for the lower risk.

We have made money buying properety based on cash flow (lower priced) rented out for a period, then selling to an owner occupant. 

In a climate like this with high rates, probably better to use a Heloc so you keep the lower rate of your 1st lien.

I get better investment options and lower expense ratio through my Roth IRA.

The fix/flip might be a good way to get such a relationship started: usually has lower cash out of pocket requirements and you can sell the property faster to recoup the capital invested, plus any profits.