For example, you may have one account for 5 different properties in 123 LLC and in another account, you have all the E main st LLC properties. 

Ideally I don't want to spend more than 15-20k on the rehab to be as profitable as possible. 

Larger families, remote workers, or investors could see it as ideal, especially if local schools or amenities like parks, dining, or entertainment are strong.

(R-E, R-1 6.

This property has been a cashflow play, but ideally my next small multi-family (2-4 units) would be similar to what you are looking for in terms of a higher-priced appreciation play. 

Quote from @Devin James: The E-Myth is a classic!

I have this theory that basically the stock market can grow faster than the fundamentals more so than housing, reason being when people put money into their 401k or whatever they are just throwing money in, not looking at p/e or whatever, the stock market is in part just an index of Americans excess savings plus it’s a unstated policy of the government that stocks go up, where as housing people are obviously very very aware of how much thier monthly payments is/ how much rent is, plus it seems that is actually a push to lower housing prices at least relative to inflation.

Definitely would be ideal for where I am at right now, the hard part is actually finding a private money lender!

Might not be ideal to go from a personal home to a duplex/triplex/quad but it's a great way to buy with as minimal % down as possible. 

That would really be ideal.