Investment Info:Small multi-family (2-4 units) buy & hold investment.

I came into about 800k and looking to go into commercial multi family in the Midwest (Iowa most likely).  

When running numbers, especially on small multis more western markets with direct access to NYC tend to be more favorable from the numbers stand point and many of these towns offer 30 minutes or less taking commuting lines.

In fact, I’d like to turn the primary into a rental and then house hack in a multi-unit.

Back when we started virtually everything had positive cash flow but I was lured by the seemingly higher cash flow associated with class C.  

I have already sold 4 million this year of multi units.

Selling before death would be a costly mistake   - you did not explicitly state this was not a multi family but it seems likely from your description.  

There is usually not much that compares with what we offer, so we only compete apples to oranges, so incentives are not a good tool for us.The types of tenants we want (multi year) also respond better to an adjustment in rent than an incentive.

Atlanta MSA is great and growing, but Multi-Family supply coming on line there both now and through next year is significant, wouldn't this be a better/cheaper deal 1 year from now?

This virtually guarantees increased cash flow.- equity pay down is guaranteed.