At this point, I'm most interested in house hacking, but I have not yet seen any duplexes or four-plexes selling for a fraction of their value in areas with healthy rents.  

If done well you will see a healthy return, feel free to reach out if you need more assistance!

Is it possible to find properties that let you cover costs if not produce cash flow , assuming 20% down and average carrying costs?

well I am going to offer some other type of adviceyour one of a million who want to make big money flipping houses.. hard to do very few do it well and its competitive as hellI would in your situation spend the 1k and get a real estate license and hire on with a top producer and get PAID to learn.. in a hot Denver market with high price points you can stumble to 50 to 100k a year... and you work weekends .that will give you a foundation and you will make far better contacts than at meet ups.. .meet ups that I have gone to at least in my perspective are a total waste of time.you have the experienced guys just looking to take advantage of guys like you.. hey bring me a deal and I will pay you a few grand... there is no future in that.. and if you have no money no experience you need to get both.. so that's one way to get into the industry and become a professional..

Yes, I lost 10% over the last year or so like everyone else, but I'm fine with that, because I believe that over a lifetime, my strategy is likely to produce that 10-12% annualized (nominal) real return that index funds have historically provided.This won't work for everyone, but if you can accept that you are doing the statistically right thing with your money, you can swallow that 10% loss, knowing that in the long-run, it will probably be the correct place to park your money.My strategy is simple.

@Bryan Mills My father just resigned as the trustee  for a trust he created years back for some income producing property. 

A more dignified title.Locator recruiting has been a basis of some of my best deals, deals that produced high equity profits.

I found areas like Clermont Florida for example with great Class B SFH areas given the moderate commute to parks and some of the biggest orange producers in the state.

My new strategy is to rehab a "fixer upper" and turn it into an asset that produces positive cash flow.

A factory-built home, which conforms to this definition, and produced after June 15, 1976, is commonly called a manufactured home.