Hi @Craig Kleffman,Yup, you've discovered that [ FHA + Retail Price + MLS + 2-4 unit = less than ideal ] in hotter markets. 

Here is my ideal scenario:1.

Idea: A website that matches home buyers with realtorsThe home buyer would type in their zip code, describe their ideal/dream house, give a price range, give their contact info, etc and every real estate agent in the home buyers zip code would be sent an email with the buyers info and their description of their dream/ideal home, that way the realtor could possibly match that person with their ideal home in the territory or area they cover.

We're doing a deal right now with a guy who just happened to find an ideal deal.  

Ideally, you would have three physical bank accounts:  a cash account which holds the bulk of your money, an operating account which your checks are written from and bills are paid, and a deposit accounting to keep tenants deposits separate from your money.  

We are trying to rent a unit and we have interest from a couple in which the woman has a 790 credit score, makes good money and by all accounts would be an ideal tenant.  

I am 60 years old now and there are many I think about differently when I had my brain annuerism and a stroke at 54 years old.  

Many investors who look out of state go with a turnkey provider because ideally everything should be done and completed for you.

My plan is to sell all of the homes for say $2000 each, and just own the land under the homes and hopefully find good tenants to pay me "lot rent" ideally of around $300.

I would say that maybe a 3 or 4 bed SFH sounds like an ideal situation to maximize cash flow for you Evan.