This is the cost of rebuilding the same product.

I do like single family but, at the same time a duplex and up to a 4 unit seems more interesting.I look at this and wonder, if I plan to rehab one house, I’m better off working on a two units for the same effort of time it will take for just one unit single family.

Definitely want to get into development in the future of tiny homes, multifamily, etc. that's where this is from. it comes from our stacked triplex. three of these on top of each other but the single family home we had to add a few upgrades to get our target sale price of $300 per sq ft or higher. 

VA loan is an awesome product so awesome to hear that you are all over it. 

One of the rules in the IRC states that property must be HELD for productive use in a trade or business or for investment.

It's better to get a single or a double sooner rather than waiting two years to find that home run.

You can convert that to an LLC down the road but remember FHA was made for primary residency so those products even though have up to a 4 unit allowability, aren't treated as investments/can't be put in an LLC right out of the gate. 

I have a older single family home. 

I have 3 properties, fully rehabbed and not a single interest.

Even old wood windows can often be fixed with some sanding and paint.Single pane, raw aluminum is ugly and old wood frame is a pain to operate but they work well enough and not replacing them helps me keep my rents within reach for families who need affordable housing.In some cases I will replace a single window in a house if the frame is destroyed but I never do the whole house.