Kind of having mixed feelings about the whole rental investment and wondering if I started off on the wrong feet.  

That said I have only rented to 6 inherited tenants with children and it has been a mixed bag from “couldn’t tell there was a child here” to “lots of stickers and dirty fingerprints on each wall 3 feet up.”

Plus it compensates somewhat for unit mix as studios are <<< sqft than 3 beds.

In talking with a couple agents to date (SC and TN), I'm getting mixed messages regarding its applicability to off-market properties.Does anyone have any insight as to how these rule affect (if at all) an agent/broker from sharing information about an off-market deal without it being formally listed? 

Ok that makes sense it seems like I kind of hear mixed and was curious if there was a consensus...

I've always rotated them from unit to unit from city to city, to keep them mixed up.

All are historically low income but are rapidly being redeveloped with new parks, mixed use developments and public transportation, and definitely “up and coming”.

My portfolio is a mix of private and section 8 renters in single family homes so I guess I’m looking for some insight before I buy a duplex and then find out it can only be used as a single family home.

A bit of a mixed bag in there.

If it is not true, or you are not looking to mix appreciation with cashflow in the investment then this isn't the investment for you.