Sure you can sell a 2 unit or a 4 unit to an owner occupant, but most of the investment sales that I see in my areas are not owner occupants. 

I want to purchase properties all over the U.S. in specific areas that my wife and I calculate and predict high returns on with multi family units, apartments, duplexes, etc.

There will be a lot of no's but there are still ways to get them talking (it's in scripts - "Not even for $$$", I'm not calling to lowball you or waste your time", "I'm really just planning for my next one in the next 3-6 months"Get to the details like Capex - age of roof, furnaces, water heaters, central ac units, electrical, any recent updating in kitchens or baths.

Presume companies and bank accounts would be up and running….next steps:• Each unit makes monthly payment to mngt company. • Establish solo Roth 401k• Make quarterly estimated tax payments (?)

Think about getting a small place with two to four units using an FHA loan.

But with 80 units I can handle a big expense or long vacancy.  

The ADU detracts from the primary unit.  

The HOA fines will be assessed against the unit and therefore the owner.

@Erik Heldt you can only use FHA and VA loans to buy owner-occupant property - which you have to live in for 12 months to meet the requirements.So, suggest you consider buying a 2-4 unit and make one of the units your primary address and rent out the rest. 

When I was self-managing we used excel for years until we got to 10 units.