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Or find a property that is under-utilized or has below market rents.Otherwise, you could also do the OPPOSITE of the great advice from @Jonathan Greene and buy a property with multi-bed units or live in the larger unit and rent out the smaller unit - while getting a roommate(s).

What are some pros that I can highlight from the seller’s perspective.Here are a few that I’ve come up with:1) monthly income at a higher interest rate;2) avoiding a larger tax bill by reducing the purchase price (on paper);3) a promissory note that they could potentially sell down the road.Any other major ones I am missing?

In my experience, most people are better off just trying to sell their portfolio and buy a larger asset.

I would like to be prepared for a larger multifamily project. 

Plus the way these larger parties go through TP . . . .

One thought would be for you to move into the smaller unit and rent out the larger unit to bring in more revenue.

Larger Multifamily is currently a very overcrowded field as there are many multifamily trainers out there teaching armies of people how to buy it, who are all competing for the same deals, and sellers know it.

Some kitchens will be 5k if its a small one and some will be 15k if you are taking out a wall and its larger.

Why would you buy an out of state property, with all the related risks, when you can get a similar if slightly smaller yield on a completely liquid investment?