When I first started out, I invested with a family I knew well.

Then there is the magnificent duo of Peter Andrews (https://casetext.com/case/wiedis-v-dreambuilder-invs-llc) and the lovely Madden family (can't find any court records at the moment but I personally know one attorney who is in settlement discussions w/the Maddens for non-payment of fees, as well as 3 sets of investors who have been treated by the Maddens similarly to the way Ryan has been). 

Multi family on the very low end will start around 400 for a big project.  

I went to the University of Cincinnati, and even after college I lived in a few different multi-family's.

Start with friends and family.

I was gifted a lot in Palm Coast and want to build a single family  rental home. 

You can do your own research and see what the Government gives you for Tax-deferred and Tax-free Sales of multi-family properties.

Here is a list of my suggestions:1) 1031 exchange your current condo & buy one or two small multi family (2-4 units) properties that have a better cash flow.

My current property managers, while they do not tend to work this way have said they would be open to it if our family desired to move forward this way.

Investment Info:Single-family residence fix & flip investment.