i understand a true duplex might be a lot more expensive, but i think it's at least worth continuing to research and keeping an eye on.and sticking to my original point, OOS can be tough. 

I think I misunderstand DTI for rental incomes.My DTI goes up with a cashflow positive rental ($2000 expense and $3,500 income).

I created an LLC to collect rent and manage any expenses related to the property. 

Aside from downpayment, you want to have a solid emergency fund in place, something that can cover unexpected repairs, vacancies, or any other random costs that pop up.I’d also recommend saving more than you think you'll need and keeping a close eye on your expenses.

Now the situation has occurred that we need to rent the house out in order to help pay for his long term care expenses. 

After every negotiation, reflect on what went well and what could be improved.Negotiation isn’t about “winning” at the expense of the other party—it’s about finding common ground where both sides feel satisfied.

If the way to increase the selling value of a MFH is to increase NOI by increasing income or decreasing expenses; why are the majority of sellers putting their properties on the market with under market rent?  

A scenario where you intented to hold but something came up like an unsolicited offer, higher expenses forcing a sale, change in demographics etc.   

another expensive area ;-)The DMV has more 2-4 families, so I checked out a few.

Might be an additional cost there.If units are updated, capex items look good, leases and tenants look solid, and there are no other regular expenses besides the 5200 in insurance/property taxes then I like this deal.