My next best option would be a 2 bdr condo (for cheaper price + condo fee), which are also a little older, but in better locations of Fairfax county.   

The entity structure is typically different than multifamily as well. 

., etc.) will not increase your opportunities for attractive financing and typically restrict you to the private money market (low LTV, premium rates and higher fees).

I did not consider any other options honestly.

If the 16 unit complex is cash flowing the same as the 16 units comprised of quads, but the 16 unit apartment complex is half the cost, it sounds like the half cost option is far better. 

https://www.biggerpockets.com/blog/what-documents-do-you-nee...BRRRR Loans: What Are the Options, and How Do DSCR Loans Stack Up?

. $50M of them and our hit rate (what we close on), is typically around 10%.

It yields a higher quality clientele reducing the risk and these areas typically appreciate better over time. 

Also received a lot of verbal abuse about the +++++ing appliances, my ++++y repair service options, and the incompetence of my homebuilder who tenant says had installed the dryer incorrectly (installed by Lowes, because they won't warranty if anyone other than a professional  they contract with does the installation.

If you've been unable to do so using their phone or email, which you also acquired in their application, you'll have the option of reaching out to one of their contacts to let them know that you need to settle the balance for the tenants' security deposit, and request a current address - or ask the contact person to have the tenant contact you.