I'm in the process of getting three smaller properties listed to do a 1031 exchange to a mid-sized apartment complex.

Maybe a part time job for a broker or contractor (with parents approval of course) Go check out Open Houses, look at types of finishes, home size, neighborhoods, lot sizes.

Average size costs $350 a piece.

For the box size of the car wash you would need to see what rent per sq ft they are paying for the market and make sure it was not inflated with TI (tenant improvements) from the developer.

If I can't move in, is it still worth the quad or is a single family home a better bet?

I've gotten quotes for a house the same size and build that came in ~$220k less than this.What are some of your opinions/ insights?

My guess is houses near CP Domain would do a lot better than comparable homes in the general area over 10 years time.Lastly, I'd look to hedge my bets and try to buy existing home at a discount (with existing equity), rather than new construction.

Eveything here is ridiculously overpriced and draped in regulations it seems so I've expanded my sights outside of the area.Locations of interest include; Northern VA, Pennsylvania, Florida, Georgia, NC, and SC.Plan:Small/Medium sized multi family properties 4-10 units. 2/1 up to 3/2 if available.Purchase price under $450,000 with a minimum of $100 cash flow per door after expenses but a target of above $250 per door after expenses.Cash on cash should be above 10% with 15%+ as targetProperties would be managed by local management company or Live-in manager.My plan, criteria, and areas of focus change with more knowledge gained.

Eveything here is ridiculously overpriced and draped in regulations it seems so I've expanded my sights outside of the area.Locations of interest include; Northern VA, Pennsylvania, Florida, Georgia, NC, and SC.Plan:Small/Medium sized multi family properties 4-10 units. 2/1 up to 3/2 if available.Purchase price under $450,000 with a minimum of $100 cash flow per door after expenses but a target of above $250 per door after expenses.Cash on cash should be above 10% with 15%+ as targetProperties would be managed by local management company or Live-in manager.My plan, criteria, and areas of focus change with more knowledge gained.

Your best bet for really getting out there and finding some off market deals is going to be doing some form of marketing to potential sellers.