Also, we are planning to self manage, and would like to get the experience as landlords.Where we are at now: After researching properties and running numbers for months now(just about every multifamily that pops on the market), we are finding that many, if not most do not make a ton of sense unless we fudge the numbers to show cash flow.

You are going to want to look for small mom and pop vs. management companies. 

Plus I'm noticing quite a lot of new residential buildings popping up.

Also I know a specific brokerage that literally provides all that ( you just need to follow up with the leads ) they give you a territory and is exclusive to you , so every thing that pops there is yours ( within the same brokerage)  (I AM NOT LINKED TO THEM NOR PART OF THEM ) I just know about them..though it comes with a price and the price is that you only get 50% of commission

If a tenant walks away, they don't lose anything and there is a very good chance they won't even be reported to the credit reporting agencies because it's so difficult for a mom-and-pop Landlord to do that.

Too much and it feels awesome, until, and you keep saying "if things just didn't happen it would be great" yeah, well, it's a 10, it MAKES bad things "pop-up".

I've been wondering if the Costars and Yardis have data on storages other than the big box guys, such as medium and small sized mom & pops.

And invest in whichever pops up during your exchange period as the best replacement. 

There has been an institutional investment of ~$4.7 M and many smaller and mom/pop operators are wising up to parts of the game.Couple the rush of the everyday person/investor looking to secure a place to rest their heads and we have witnessed a push upwards with some speculation saying land prices with rise my multiples in the coming years.Many of these same folk are doing the same things aka waiting on the foreclosure moratorium to be lifted so hop on perspective flood of 'deals' to be auctioned off.Materials like lumbar and concrete are seeing significant price movement upward, leading builders to pause and play in spurts.With all this, my question is, will the SFR market actually cool down or are we in the midst of a major competition hike that will lead prices to only go up for the foreseeable future?

If they taxed you on the refi and again at sale, they would be popping you twice for the same thing.