@Tommy Lancaster I think this horse has been beaten to death!

Hey all I have a property I am looking into 40 k 2 bed 1 bath 1100sqft.

Real estate falls into the same categories as: taxes & death; there will always be a need for it. 

I am in need of advice of wheather to purchase a single family home or a single apartment unit.To provide you with a little background on the apartment unit property I am viewing here are the numbers:4 bed 4 bath in a college town93% occupied/filled rate over past 3 yearsAsking price: $85,000Down payment: $17,000+(2-3% closing cost)Mortgage payment: $443 with mortgage, property taxes, and insurance (assumption 4.25% interest rate)Monthly Rent per tenant: $350Monthly HOA Fee: $250Monthly profit: ~$700+One of the factors that is holding me from the deal is the following:1.) greater appreciation if I was to buy a single family home vs the risk that additional apartment complexes are built in the college townWhat are your thoughts experienced real estate investors?

Your sweet spot will be 3-4 bed rooms at $2K in rent.

About a twenty units are 2 bed 1bath and the rest are 3 bed 1 bath.

Absolutely, most of ours are adding square footage and bed/bath to unfinished or poorly finished basements.  

My house is built to earthquake standards and I don't leave heavy objects on shelves above my bed. 

if the 2 bedroom were already there, then the assessor would have the correct total # bedrooms of the house on file.does the assessor record/certificate of occupancy list how many beds and baths?

I have a great deal on a 3-bed, 1-bath, 960sf bungalow with basement for $26k in Oak Park, Mi.