Education here is probably all that is needed.  

These appraisers are too educated as in general this rule is virtually never applied on MF lots (I have heard of it once).  

Most of these course instructors aren't qualified to teach anything but the most elementary real estate concepts and try to make their courses more marketable by teaching concepts they have no business teaching. 

While they aren't the cheapest when you first buy them, Kwikset has locks that are easy to rekey without installing a new set of locks.

If you go RBTR, here are a few key criteria I've seen to assure comfort of living and lower vacancy / turnover:- at least 400sqft per tenant and no more than 2 tenants to 1 full bath -excess parking where folks aren't blocking each other in and you're not getting complaints from your neighbors about overtaking the street parking.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

And with triple-net properties, if the tenant doesn’t renew at the end of the lease, investors can suddenly be stuck with an underperforming asset.That said, with the right education, partnerships, and risk management strategies, even these “dangerous” investments can be highly rewarding.

The link in the education course is broken. 

We're new to real estate and would appreciate advice on our current home in Texas and our future place in Oregon.We love our house in Austin and aren't ready to sell, but as a long-term rental, it would yield (from what I understand) negative cash flow, covering principal and interest but not taxes and insurance.

This will be the best platform to educate yourself on investment strategies.