@Jay Samudio great advice from @Melanie P.Also, in our 24 years of experience, a tenant that has to get emergency relief typically ends up behind on rent again very soon.Be sure the tenant cooperates with providing documentation explaining why they fell behind and that the problem is highly unlikely to repeat.If they won't cooperate and state, "none of your business', then what does that tell you?

I also have a primary residence with nearly a JUMBO loan at a high interest rate and I own a vacation place in cash (small trailer not worth much money but i also own the land) in a different state that I pay RE taxes on. 

It may look like a cheap 3-4 unit, but if it is in a place that is known for high turnover or other issues, then it may not be worth it.

Highly appreciate you being willing to share the knowledge.

Is that a high crime area?

The duplex was expensive and with rates as high as they are, I was not able to save money house hacking.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

ya those lenders are often pretty well known for working with many of the high end west coast prefab cos

Also, there is a shortage of housing and a very high demand for rentals due in part to being a tourist town, but also because of an influx in people on coming from the west coast. 

I would highly suggest you look into Southern California, specifically, the Palm Springs / Coachella Valley area of Southern California.