My ideal rental is:   1300sqft to 1500sqft 3 bed a full 2 bath house tucked inside an ok neighhood 10 min to a freeway 30 min to the edge of where there's jobs. 

I think your best bet, depending on price range would be to buy a 4 bed 3bath home and rent out bedrooms.  2-3-4plexes are pretty tough. 

You would say how lovely the one bed/one bath is. with is luxury vinyl plank, granite counters, and stainless steel appliances.

Purchase price: $159,000 Cash invested: $11,000 Sale price: $250,100 6 bed 2 bath multi family house with finished attic area potential bedroompartial finished basement big yard space What made you interested in investing in this type of deal?

First question is what is ARV without the extra bed/bath? 

We see no difference in the rent a 1-bed or studio commands with electric heat as opposed to other heating sources.

Appraisers look at square footage, number of beds, baths, location etc.

Purchased as 3 bed 1.5 bath.

This 9 bed / 5 bath MONSTER currently houses around 10 men that are in recovery from substance use disorder.

You didn't give details on the rent strategy but rent by the room might make sense depending on the bed/bath.