My client recently purchased a 3/2 single family house for $160k that was near turnkey and already rented at $1900/month and in a very desirable residential neighborhood!

I own a multi-family house that was converted from a single family, therefore, there is only one gas meter.

Context matters: for some apartment buildings that compete head to head with a very similar property just down the street, this may be a good strategy.We rent premium single family homes and I have never offered an incentive.

Alternatively, if I can find a lower cost single fam home where I can cash out 100% of my investment I would do that but those have been harder to find recently. 

I'm also happy to share access to a spreadsheet where I track Single Family, Multifamily & Rental Inventory for the Pensacola Market(Escambia & Santa Rosa Counties) each week. 

The single flush is good also.

It will be a single-story ranch with a full semi-finished basement. 9' walls.

I want to start house hacking maybe with a single family home or duplex.

Did you start in single family?

You really don't know a single thing about Real Estate do you John?