What we've done is use the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) method.

I agree with @Ned and @Chris   also don't fall for buying any monthly software subscription.   

I wouldn't want to buy in a high crime rate, especially violent crime, area, but what percent is worth my time and money?

Did you buy your primary home plus house hacking it?

I've been buying and selling MF in Vermont for 10 years. 

If you can buy and hold, you will make money in the next 3-5 years, even though you may have a temporary negative equity experence. 

The third pic is ten percent down with us us buying the rate down to 4.5 percent.

Do you think it’s better to buy a single family rental in the Saint Pete or the Tampa Bay Area?  

I'd never buy a development unless I was confident in the valuation and there was data to back the feasibility of the build. having preliminary approval is very different than permit ready where you can put a shovel in the ground day one.

I also have another unique option where I could sell off portions of my equity at $50 increments with a 3% fee - but I would also proportionally lose any cash flow and appreciation - so I'm not fully convinced that's a good option - although I understand I can try to use the equity sold to get higher returns, but I'd need to at minimum, cover the cash flow returns I've lost through the sale.