What small and midsized out of state markets are you investing dollars in small to mid sized multi-family ? 

You'll be able to get into a large institutional sized asset that historically have preformed in all parts of the market cycle.

While my objective are self serving initially my goal would be to get to big enough size to be able to "pay it back" for sure in a "I'll scratch your back" mindset.

It seems alot of goals are to start with a few properties then size up to a bigger one. 

Proposed pets (size/breeds)4.)

Matt says to include:1. track record - bio/team members/skills/experience2. financial capacity - how much you are bankable for and how much equity you can bring to the table3. number of units/size of deals4. locations you're interested in 5. property condition (A/B/C/D?)

I’m also comparing them by schools, tax rates, lot size etc.

It is unlikely you can build a detached ADU of this size and quality, not doing the work yourself, for $80K. 

Hi Vanessa, without knowing too much of the details regarding the size of the building, I'd definitely do the 5 units because it sounds like if you did the 4 units you'd still only have 1 bed per unit.

Housing prices (SFH, MF, and apartments) all can vary depending on neighborhood class, size/location, time of year you're trying to fill it, quality of finish out, etc.