@Ryan, unless you are a spreadsheet wizard, building one yourself could be quite time consuming ... 

Stay put and grow your savings through non real estate investments3.

I would continue to buy more duplexes and continue growing, and learning and then maybe you can sell all and jump into something larger.

I think their primary point is that it can come across as "bait and switch" the end consumer and we're supposed to be protecting consumers.Sorry to be long-winded, but does that help at all?

@Akeem Wheatley The subject has been beat to death on BP.https://www.biggerpockets.com/forums/519/topics/24...It boils down to this...If you can put your money into an asset growing at 6-8% and you can get an immediate line of credit against that asset at 4.5% (prime), then anything you can do with that borrowed money that earns more than 4.5% will be adding value on top of the original asset.

Mindful of the fact that I'd like a way to generate income to reinvest and grow and I don't know anything about buying and selling REO, notes, tax-liens, and all the other seemingly 'quick-turn profit niches out there , is Multi-Family smart to start with?

A sale will consume that much of the value. 

There is a huge demand for lower-priced housing with the growing university and manufacturing boom happening out off of USA Parkway (for those familiar with the area).

Homestead is growing and I believe this will be sold at above listing price based on my research.

We want to go in together and become a entity under a company name that we can grow with, not individual buyers.