I sit on the Board of Advisors for FTF, and have invested in more than a half-dozen deals (average investment of $25K) in the past 18 months. 

I wouldn't consider it risky if you properly understand how to underwrite a deal.

And right now, I am looking at a deal that looks promising but number isn't that great but also not that bad.

@George Lods, clearly this is all anecdotal, since we are talking all hypotheticals, or at least not deal specific comparisons.As others noted, there are a a fair amount of efficiencies you can get by building a duplex versus multiple standalone properties.  

Could be a form of equity you could bring to the table in partnering - in addition to cash you could throw in your purchase / sales commission as a form of equity in the deal.

In the ideal scenario, we picture keeping the property as a cash flowing asset forever and letting our kids deal with it after we die.BUT, if that doesn't happen, and we decide to sell in 7 years or 10 years, I'm going to kick myself for losing out on the capital gains tax exclusion of $500k.  

@Manuel A Zuaznabar if you can find a house hack (2-4 units if possible) deal that makes sense locally, do it.

@Alex Ng S8 cures the rent collection problem of dealing with Class C & D tenants, but not ALL problems.Many S8 tenants still have to pay a portion of their rent + utilities - yet don't.Damages: most people now know how to use Zoom.

Where do you advertise or network for a deal like this?

I've bought foreclosure for over 30 years and "cash for keys" and evictions are the only way I've found, if the previous owners are still in the property after the auction.Buying before the auction is far more successful and the people leave before the deal is completed.