@Avee-Ashanti Shabazz Affordable housing is in danger in America due to redevelopment.

I initially really wanted to have the nicest units in my town while having a fixed 30-year mortgage, thus needing to be four or fewer units.

The  remaining cash you use to leverage into fewer good cash flow/appreciation plays. 

That is a very dangerous thing to do.

Well, the Danger Report commissioned by National Association of Realtors and researched by T3 Sixty, sums this up well: “There are too many real estate agents that are simply not qualified to the level they should be.

If I could get close to a 10% ROI (or the 1% rule) then I think it could work out very well, with less maintenance (it would be brand new) and fewer issues than dealing with a typical habitable rental.

Using low percentages for all expenses is dangerous. 

I basically started with 8% vacancy10% PM5% capex10% maintenance+ T&I came out to a little over 50% expense ratio. in reality though I run closer to a 43% expense ratio, and every year will be different so you gotta keep a rolling average.Also, few markets are going to yield a consistent 3% annual rent increase, and fewer are going to yield a 3.5% annual appreciation IMO so don't rely on any of your profit to come from that.

However, many of these types of scenarios are conflict ridden and it gets dangerous to only rely on one side of the story. 

I see many who approach it like their market will never have a down turn, and for me that is the most dangerous position.