Talk about fear, try avoiding hard times with a family of 5 working a hourly job, wanting growth, not knowing what's coming next..Not wanting to be stuck, but afraid to MOVE. that's a fear I'm very familiar with.Anyway, you comment hit me deep.

Digging deep into books, podcast, magazines and what I can to help me to learn, single family homes in Central CT in our urban cities seem to sell for low enough to get good cash flow, does anybody have any in-sight to specifically single family home rentals and how they cash flow?

Deep rough.The owner currently has it as for sale by owner and told our agent that he will probably list with an agent have his tenants move out next week and he does some paint and other little fixes. 

Then, borrower (family, friend or other wise) gets an attorney and claims you violated RESPA, TILA, DF, SAFE, Usury and whatever else they can throw at you, then you are in deep poop.99% of the time the issue will not come up. 

It took awhile for me to even consider doing this without him as it was always our plan, but I'm here now with plans to dive in. 

Need to have deep pockets to survive when the investment property values tanked and passive income(i.e. rental) stopped.

You need to take a deep breath and take the emotion out of the analysis.  

But generally speaking if the closet is a walk-in and extra deep or something to really make it stand out then dress it up.

Let me do a deep dive with you...Case 1 - broker on this listing told me downpayment needs to be 70% ish for loan to go thruhttp://www.loopnet.com/Listing/20250266/140-N-Pass-Ave-Burbank-CA/Case 2- my one friend just bought a 44 units C- Class MFH for $2.45M...each unit rents $650 per month...

My fear would be getting too deep into too may properties at once which leads to inefficiency and lots of wasted $$$ without a number of systems in place.