The pros of multi family for me are lower cost per unit, multiple income streams, scaleability, reduced maintenance cost per unit. 

Our experience in doing this has been when we rehab a little better than what everyone else is doing, we get a little higher sale price and we think the time on market is getting reduced.

We work to reduce and manage the risk, not eliminate risk.

I also am looking to downsize and reduce my tax burden from where I am now.There are some strange things that I have seen and I was hoping that this forum would be able to answer my questions.I have been watching a house auction that has been delayed many times.  

This was reduced to $240k (through TD Bank). 

@Jay Hinrichs    They have absolutely reduced them for primary residences. 

pick your date market crash' at some point in the future, and presume the rate is 7% at that time....And let's say for arguments sake, that I'm prepared to trade my home in for a million dollar home today, with that lovely 4% rate........In the future, my buying power is reduced by that substantial raise in rate, so much so, that in order to buy that same home it would have to depreciate by 200k PLUS whatever appreciation that home receives prior to the 'pick your date market crash.'

Track all of the expenses and income that you are responsible for in some sort of report that you can review regularly with people you trust and try to reduce expenses and increase income.  

Jobs are the key to reducing crime, increasing wages and increasing immigration.

- There A LOT of other deal types that require little cash and are easier to do than lonnie deals.Alternatives:- buy the park- buy MHs on their own land (we own 20 or so, all are on rent to own, seller will finance to up the quality of the tenant and reduce turn over).- Stay away from MHs all together:  direct mail expired listings of nicer homes in good school districts with the deal type being lease / option or buying subject to.