Those don't give you as attractive rates and terms as the conventional.

So its just not one size fits all. its regionalized and frankly if these folks starting out think they are going to  be investors when they really have no money ... and no skills.. then well like you said 95% will never do a thing.. while most should concentrate of getting out of debt and increasing their earning power.you don't get wealthy or a lot of earning power in the leverage rental houses game if you do not have a lot of liquidity going in.. and or can attract investors to help you or other strategic partnerships.And like you said you been doing it 15 years.  

@Patrick Anderson,A good place to start might be to learn how to attract and engage private lenders.

Is there anything available out there that is more attractive, maybe like $10,000 - $15,000 out of pocket?

A well-packaged PowerPoint, the right speaker striking the right tone and playing on the right hopes, the right details obscured and minimized, and wallets magically open.

.), and yes, economies of scale ($850/yr insurance on my SFH vs $7k on the building) makes Multis more attractive to me than all SFHs.  

We would be planning to hold the property for at least 10 years and would prefer to look at areas that have a good mix of owner/occupiers & renters and attracts a nice tenant. 

Offering just below their price point could help attract the tenants who want to be close to the new action without paying full price.

Depends on a few factors: risk tolerance, time, resources, network, activity and what attracts you the most.

Second, I would look for a location that is the  most attractive.