If you are interested in the underwriting process and financial model for multifamily, I recently published an article on LinkedIn that breaks down the end-to-end process that we follow to determine the purchase price range for properties.  

I have heard of a movement to make the offer process more transparent, another good idea.

I am currently in process of converting my primary house into a rental property while I move to my new primary house.

Currently in the process of replacing stuff (water heaters etc), because they are old.

Instead use a free property management software to help you with the rent collection process.

Currently, stepping up from residential to commercial via ADU additions is a huge grey area (correct me if I'm wrong here, anybody!).

Does anyone have advice for the process of looking at an area and determining whether it is the right fit for them?

Buying with "none of my own money" is what we call being over-leveraged, and deal structures like this is what leads to a huge wave of foreclosures in a downturn.

I am im the process of starting to invest with my own money.

This is a huge challenge even for us, a medium-size Property Manager.