Compared to a 4 plex, a 4 plex usually will cash flow better than a duplex but management of that type of property is generally more time consuming than a duplex.

It doesn’t take long to get the license and the cost is relatively very low compared to a degree .

My situation may be somewhat unique compared to most other new members here, and any advice would be greatly appreciated!

There's no sense in looking for numbers you'll never find or comparing Missouri numbers with Alaska numbers and so on.

I use Rentometer and Zillow to compare rental rates in my areas. 

many threads on them.. they from what has been said require a 3k deposit up front with no gurantee of funding.so its not no money down.. plus I think you have to front rehab and get reimbursed so you need money for that so once you start adding this all up.. you may want to talk to local HML s as well. just to compare the real apples to apples.the biggest complaint I have heard is people pay the 3k and can never find a deal good enough to get through their underwriting and just lose the money.. they do for the 3k though send you some how to books and tapes I think but you can buy that stuff on E bay for 50 bucks.

We talked about going to home depot to get parts, driving over to show units,  and getting into an accident  while managing my units  - this is not comparable to the Uber or the pizza delivery boy above.

In that case I could just find a comparable unit, rent it and come out ahead.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

We should have lunch sometime and compare notes.