@Blake Kirby the new construction is mostly SFHs on the far outskirts, or "luxury" apartments and/or condos as infill projects.

I have a client house hacking in Hoboken who bought for a bit over $1.3m - they live in the top duplex 2/1.1 and rent the bottom duplex 2/1.1 as an MTR now and probably will make 4k/month.

So when someone has a duplex+ that was built after 1970, its pretty much - set your price. 

I love duplexes its always X2.

After buying this house, I partnered with others to invest in a duplex in the Wichita area.At the moment, I’m living in Tennessee, and I’m weighing two options: either selling my house and using the proceeds to buy a duplex in Overland Park or Wichita with my partners, or keeping the house for another 3 years, transferring it to our LLC, and renting out the entire property to maximize its rental potential ( $1400-$1600 ) I currently owe $200k on the property with a 6.5% interest rate, and my monthly payment is between ($1,700-$1800).

Ironically, the one property which I own long-distance is my California condo.

Quote from @Erik Estrada: Hi Michael, Do you currently live in the condo?

Learn as some level what the 6 ADU regulations permit.Under utilized zoning: Is there a duplex where there can be a quad. 

You're right that it's getting tougher to find solid cash-flowing properties ($600 or more) in Grand Rapids, but the appreciation potential of a single-family home or duplex in Grand Rapids would be much better than that of a mobile home.

I am looking to use all cash, under 200k, preferably under 180k for a single family or a duplex if viable with my budget.