Obviously some did not do as well based on their chosen tenant demographic and geographic area.

Above four units moves to the multifamily commercial realm.After you have chosen your subsegment, choose your geography.

I don't want to gamble that I'll be able to rent it out at the higher rate.Thanks Frankie, At this point I can't tell if there is any value add stuff, because I've only seen the outside which looks alright.

I also gambled on very bad section 8 and lost thousands.

You have chosen a wise investment.

In this case, I would have chosen the wireless route or possibly or RUBS. 

.$10k/year in negative cash flow verses your appreciation....your gamble and your call.

Comparatively, a duplex anywhere near Sydney is around $1,000,000 and rents for around $4,000 per month — no possible way to cash flow so you’d be gambling on appreciation.

Each state has identified their chosen their respective OZ's but that's about it. 

I am in full agreement that a positive cash flow is a very important goal, due to the fact it insulates you from gambling on appreciation, equity, and rent increases.