Kauai is my sweet spot and I get a minimum of 20% coc roi with my short term vacation rentals.

BTW, how do you get a 0% loan at or below 80%, that's a sweet deal?

Anything over 2400 feels too large for me. 1500-2000 seems to be sweet spot.   

Looking at a sweet deal there but I know the reservation makes it hard.

There are other loan options out there besides FHA just as a heads up (5% and 10% down without having to pay the high "costs" associated with FHA loans).Each person has their own take, but if you are going in as an owner occupant I would personally advise trying to find not only a 2-4 unit, but a 2-4 unit with at least one current vacant unit so that everything can be a little bit more straightforward on the purchase.Also, if you do go the FHA route, the 2 unit one might be your sweet spot. 3-4 units have a self sufficiency test that doesn't usually pencil that easily in the Bay Area.

Depending on how good the deal is, scratch the owner financing and see if a bank will finance the entire deal plus the down-payment (kind of like a blanket loan on all 8 town homes with a cash out option) - this would require a very sweet deal. 4.

Sweet!

@Monte DickPersonally for me, leveling the house and turning it into a duplex sounds like a sweet idea.

SWEET!!!

Anyways, I am in the process of revamping my contacts to find the ‘sweet spot’ on level of detail.