Getting preapproved through a lender is also vital.

I'd say all else being equal the SFRs have more ability to appreciate over time because you would be able to sell to owner occupants and not just investors. 

Please note that per the multiple loan rules, the amount of the loan must be reduced by the highest outstanding balance of any other 401k participant loan over the prior 12 months (regardless of whether such other loan is currently outstanding).Monthly or Quarterly Payments: The loan must be paid back in equal monthly or quarterly payments of principal and interest.Interest Rate: The interest rate is equal to prime plus 1% (or CD rate plus 2%) and is a fixed rate that is set at the time that the loan is taken.Term of the Loan: Five-year term unless the proceeds of the loan are used to purchase a primary residence in which case the term of the loan may be up to 30 years.First Payment:For monthly payments, the first payment that would otherwise be due is delayed until January 2021 (e.g. if the first monthly payment would have been due on May 15, 2020, it will be due on January 15, 2021).For quarterly payments, the first payment that would otherwise be due is delayed until the first quarter of 2021 (e.g. if the first quarterly payment would have been due on May 15, 2020, it will be due on February 15, 2021).EXISTING LOANS:The CARES Act which was enacted to provide relief to individuals impacted by COVID-19 allows for increased 401k loans and more flexibility for repayment of these loans.Specifically, you must be an individual who meets one of the following conditions to demonstrate that you have been impacted by the crisis (and it will be your responsibility to retain documents in your files that demonstrates that you are a qualified individual):Individual who is diagnosed with COVID-19, with a CDC-approved test;Individual whose spouse or dependent is diagnosed with COVID-19, with a CDC-approved test; ORIndividual who experiences adverse financial consequences as a result of being quarantined, furloughed, laid off, having work hours reduced, being unable to work due to lack of child care due to COVID-19, closing or reducing hours of a business owned or operated by the individual due to COVID-19; or other factors as determined by the Treasury Secretary.If you meet the above conditions:You may delay making any 401k loan payments due between 3/27/2020 and 12/31/2020.You must commence making loan payments in January 2021 (or the first quarter of 2021 if your loan payments are due on a quarterly basis).If you elect to delay making such loan payments, the term of your loan will be appropriately extended.

Hard money = collateral based loan, typically requires 20% down & fees that equal about 4% of the purchase price at time of acquisition. 

Also max occupancy does not necessarily equal max returns. 

It's absolutely vital that you invest in a market and area that is growing, people are moving there, property is in demand (so it will be impossible to find a $5k house, and that's a good thing), vacancy is low.

A lot depends on the asset class and how the deal docs are written so there is subtly and nuance here, but in general if a sponsor has successfully raised a sizable amount of money into a fund it probably means that other investors of an ilk equal to yours have validated this is a good risk-adjusted bet. 

The ability to create an estimate for remodels and repairs for exactly what you want can be vital when you are receiving bids from contractors in the 10’s or even 100’s of thousands or dollars.Familiarization of the local area: as an adjuster we are in and out of neighborhoods all over the area in which they live/work.

On the other hand, a class D area that’s known strictly for it’s “cash flow” may have and IRR and cap rate equal to each other at 8%.

with the cost of money being so cheap ~3% i cant see the disparity being equal (linear).