Hey Nicolas,I've chosen apartments/condos over SFHs for the exact aforementioned reasons (protection against large expenses).

If I could have changed the past, I wish I would have chosen option 1. 

plex's in vegas need to be chosen wisely.. for tenant risk.. but same can be said anywhere.Vegas will be easier on cap ex and maintenance than OKC.. and probably more upside down the road.

Rather than sell and take the gains for future investments, I've chosen to keep it and do a cash out refinance.

Through reading the suggested books, Listening to podcasts, and engaging in the community here, I have chosen my “focus” in real estate... rental properties!

Additionally, they will start to really ponder after the second or third offer why you've chosen x amount for your offer number. 

I also don't care to troubleshoot other newer problems she has chosen to air now because I want her out of my house after how she spoke to me this morning.  

Good deals aren't obviously easy to find.I'm trying to decide if I should :a) just be patient in my chosen market and wait for the right BRRRR deal even if it takes monthsb) also look for a small MFR (my #2 strategy choice) so I can start investing while waiting for the right BRRRR dealc) expand my market into a 2nd location (I'm out of state and like my initial market as it's backed by good metrics and I have family in the area which can help mitigate some of the risks of out of state investing).I'm leaning towards looking for a duplex as it won't prevent me from buying a good BRRRR.

Go and physically inspect properties in your chosen area. 

., price is too high) so I knock it out pretty early on and it might not even cross my radar.An active agent or broker in the area who's working with clients probably has a better exposure to a lot of deals closing, and thus a lot of cap rates, than an individual investor like me who pre-screens a lot of deals and only does transactions for her/himself.As far as "applying a cap rate", you may already know this but in case someone else reading this in the future doesn't, what I mean is taking the net income (NOI) of the property and dividing it by a (somewhat-arbitarily-chosen, I admit) market cap rate to result in an estimated value.