It's my only investment property purchase and it has cash flowed since day 1, not much appreciation though. 

I will have access to ~1M in cash for down payment and closing costs (I would also have reserves, separate from this capital).

Here’s the REALITYWhile I compliment you on your ambition and drive, lenders want the borrower to have their own cash in the deal, not borrowed money for down payment.  

I have about $250,000 in equity in the property and a cash flow of $1200 not including capx.

If real estate is just a side gig and finding deals is tough right now, it might make sense to hold onto cash and wait for a better buying opportunities.2.

I have also looked into small apartments 4-10 units, but found they have an even harder time to cash flow with current rates.  

In this market a lot of properties cannot work for cash-flow or a flip.

If so they can get a ground up financing and use that cash on the down payment, as ground up financing can finance some of purchase and most of construction costs (on a withdrawal basis)

I have been looking at Norada real estate and Roof stock and find their cash flow numbers differ greatly.

He acquired a tenant for the SFR at $2,550 a month, bringing his cash flow to $850 a month.