Maybe mix in sfr with duplex triplex, and if you feel comfy play around with 4 and above.

And I always see mixed reviews.  

I’m thinking all section 8 might work... but having a mix I think would drag down rental rates on the non-section 8 units.  

I have found a lot of success in commercial mixed use and small multifamily.

@Felix Torres, a 4-unit is not commercial, unless it's mixed-use.

If your property is a duplex in a mixed single/multi residential area, I wouldn't expect to get that granted. 

I've been looking at building projects within Mixed Use zoning districts in my town.

thats too hard to answer with limited information.Need sq footage, lot size, unit mix, comps, rents etcToronto seems very overvalued.

That's a mix of falling market rents, lowered occupancy, higher cap rates at sale, increased expenses, and other conditions like that.There's always a chance any investment could go south due to changes in the market.

You will be competing with several other offers arriving in their mailbox, possibly on a weekly basis.It's good to work with a list broker because you can mix up with some of the new Owner Occupied lists available.