For example, when i run comps on a single family home, i am looking at....1.

I have owned a few single family rentals ( I just sold them) and now I want to hit the ground running on multifamily buildings (5+ units).

Also a single software license and team for management could be used. 

It's a single family home at south FL, purchased with all cash, free and clear, rented out. 

If it's the other way around, you may have to wait, start smaller with a single family that you can BRRRR with a bigger down payment then cash out quickly to do it again until you can go bigger.

If you look through BP threads of "omg when is the crash going to happen" it's overwhelmingly people who haven't done a single deal yet.So unless you have some systemic economic collapse of multiple systems and industries, market cycles aren't a big deal.

You have to watch out for the Single Family Homes that are zoned as SFR but being marketed as Multi Family.  

I have a duplex on a single meter and rent to B grade tenants.

I am currently in the process of getting a HELOC for 50% of the value which seems to be the max amount Texas laws allow for a single cash out loan (or so Ive been told!) 

Even for the most basic of zoning, T3/single family, the lot size minimum always says 5000 sq ft.I've tried emailing and calling the zoning department numerous times and they have never gotten back to me.