A small multifamily property is a smart choice for a first investment—it offers a great balance of income potential and manageable scale for someone new to the space.Don’t worry about being ambitious; it’s clear you’ve done your homework, and you’re already ahead of the game by setting a clear goal.

I've spent way too much money on them and their promises over the past 20 years, and lost too much in the game. 

You didn’t mention the property or deal specifics, but for many deals in the recent years, there have been amazing and unusual gains due to multiple unnatural circumstances.

The only members I've found with multiple deals are his partners who were already successful, just like Pace, and they use the newbies to help generate more deals.

There are multiple cities here in Maricopa County that would allow you to house hack and cash flow.

Vacancies, tenant turnover, or non-payment can impact cash flow and delay your plan.Time and Effort: Managing multiple properties, handling rehabs, and dealing with tenants requires significant time, energy, and expertise.

Once you’ve made all of the rookie mistakes and have your SOPs in order, you can go invest out of state with a game plan.

Is it realistic to ask for and expect to get at least 2 landlord references and 2 tenant references (current clients) if I am a " small time" landlord with one property, not multiple units?

I said, well I have had to have my fingerprints done multiple times, had to send in affidavits of who I am, fill out a fincen report for my company so I think you already have plenty of information on me already...

Once this spreadsheet is built out, there should be no more questions about the game plan for your rehab.