Then they get into buy and hold for single families, and then small multifamily and finally large multifamily.  

Running comps is more art than science and there is no single formula to adjust upwards or downwards as every market has its own norms and the same can be said for sub-markets within that market. 

Again, this is somewhere you'll need to be buttoned up - commercial mortgage brokerage firms (full disclosure, I own one) exist for this reason.

I regret every single rental property I have ever sold!

Initially my wife and I plan on BRRRR'ing single-family homes and eventually scaling up to multi-family.  

I'm a single father, teacher and basketball coach.

His lawyers tried to blame me for the poor quality work but I presented them with a signed contract cancellation which let me off the hook and not liable or responsible to provide the seller with one single bit more than what he had already been provided before he cancelled his contract with me, and on top of it I also presented my unpaid bills.

For instance if you live in a triplex you own.Could you live in one unit for 2 years, then another unit for 2 years then sell it so you can take the 250k exemption (i'm divorced and single) off of 2 units you lived in? 

Then I move in for 2 years as an owner occupant.Then would I have a 250k exclusion from cap gains (I'm divorced single) 

So are you renting currently, since you said you couldn’t afford a house hack or did you buy a single family?