Even after all of my efforts to get better communication I'm still tracking information down and STILL managing my manager.

I have an opportunity to make a quick 30k in equity, but only cash flow around $25 — if I look at long term appreciation, that seems to make sense to me, but am I overlooking something and trying to make this work?

.- The variety of financing products available as individual tenant in common loans remains limited, and the terms are generally less favorable than either apartment building loans or condominium loans.

A 4-plex would be ideal and you could play around with doing 1 long-term, 1 mid-term, and 1 short-term, plus you, if it works on your area to upgrade your income.

I plan to stay in this general area for at least the next 20 years and think buying real estate would be a great way to diversify my investment portfolio.So in almost any scenario you will come ahead buying vs renting over twenty years probably well less than half of that, but the investment you are making is a long term investment you probably won’t be able to leave after a year or two and rent for more than your mortgage, I’d really think about where you want to live medium-long term, than any investment metric, because the longer you stay the better the investment looks, and if you can move out sooner great, but I’d guess at minimum you’d have to stay 5 years before rents would catch up to your mortgage. 

Whether you’re targeting strong cash flow or long-term appreciation, understanding the dynamics of each neighborhood is key.

Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.

I’m torn between going the wholesaling route or sticking with long-term rentals. 

If you are able to refinance out and remove your PMI that is probably the right play long term. 

Quote from @Ben Russell: Although I agree the leases and the legal implications of "Mid-Term" rentals and "long-term" rentals are closly related, I don't think the leases should be identical.