A quad will cash flow much better than a duplex and that makes it less risky in my opinion.

Teh PM also needs to be asked why they are not shopping for a better vendor. 

But that also means you’re generating almost zero appreciation and barely better than bank CD returns.

Most likely your conclusion is correct, but the only way to confirm it is by having a real estate accountant review your tax situation.Also, please read this introduction if you want to better understand the concept:https://www.biggerpockets.com/forums/51/topics/1075919-five-...

You can do MUCH better, believe me. 

Once I get better at purchasing and adding to my portfolio, I know I will have the knowledge to be able to survive without needing the benefits of cost segregation.

Perhaps if your partner was a general contractor or handyman type there may be some merit there to reduce costs / increase profitability.If your partner enjoys deal sourcing, a better move might be for him to become an agent - so he could legally collect commissions from finding deals and managing properties for multiple people. 

LTRs with long term conventional financing and standard management aren't really cash flowing anywhere right now. sure, there are lower cost markets that look better on paper, but there are costs associated with those supposedly cheap markets as well - deferred maintenance, more challenging tenant base, higher cost turnovers as a percentage of the rent.2. i wouldn't pick a random market thousands of miles away based solely on statistics or numbers. 

Yes, you are foolish.At 100% things can not get better and only go wrong.

We have used it in our business but I tend to agree - if it shuts down and pushes more traffic back to youtube I think it would end up being better for us.