It looks like the main benefit of leverage comes from the extra cash made upon appreciation after a sale .

Appreciation is just a side benefit. 

And like great accountants do they're giving you tips on how to get the benefit of a great CPA but minimizing the outlay. 

Boy was I wrong, I did more research over the years and after finding out that I will qualify for VA benefits and be able to pull out a %1 interest loan for 675k and I immediately thought wow I would finally be able to start I used the calculator on bigger pockets to get a rough estimate and once I saw the cash flow I was in shock I would pull in a whopping $200.

I have recently been more and more focused and interested in the benefits, process and deals that can be made in real estate and how it all works.       

I am weighting the cost/benefit options at this point.  

In terms of rehab cost/benefit, attracting and keeping tenants, and resale potential... are multiple bedrooms per unit in a multifamily generally more desirable than single bedroom or studio units?

Unless you're dealing with one tenant, it is very hard to prove who would have flushed those items (and keep in mind some of the males might have wives, girlfriends, friends with benefits lol).

But I haven't even advertised the rental yet and I have a veteran single father with section 8 benefits that is very interested and will most likely be renting to him.

But I haven't even advertised the rental yet and I have a veteran single father with section 8 benefits that is very interested and will most likely be renting to him.