So, the banks really wanna price out the barely investors. 

I'm with the multi family, especially in an area that has high appreciation.I've done the midwest cash flow thing, but quickly realize that my barely cash flowing properties in the Seattle market were making me wealthier so much faster.I'd play out each strategies over at least 5 years to see if they meet your goals.

I got pre-approved for $200,000 in AZ and spoke to a realtor in Phoenix who started sending me SFR but nothing was close to meeting the 1% rule and when I ran them through the Rental Calculator most of them barely broke even. 

i showed one for a client a couple months ago and the downstairs was barely liveable.

They are sloppy, charge a bunch of extra fees and do a bare bones title search/commitment (which excludes unrecorded but active code enforcement/utlity liens).

We have guests much of the time back to back, and the cleaners barely have enough time to get the place cleaned and ready much less do an inventory - so there's no good way of knowing who ran off with the towel.

The city originally ordered the apartment be completely removed to the bare walls, but the expeditor who personally knew the assistant commissioner had the order rescinded, and the apartment converted to an office for my use.

It's interesting watching DSCR get more and more attractive over time, just by the mechanism of DSCR rates/fees/terms barely moving.... meanwhile, Fannie Mae seems to be doing her darndest to "price match" upwards to meet up with DSCR and fist bump.

I have the bare bones knowledge and some capital to work with. and would like to possible acquire a tax deed property this year and implement the BRRRR strategy, but I would prefer to do it with some guidance from someone who has experience.

We can sell our house and come away with around $500k and get rid of the debt and move back into our current rental and use the funds from the sale of our house to invest in 2-3 more rentals and the numbers work out to be making a profit instead of barely scrapping by.Now we just need to do some more number crunching to figure out our market and the best way to reinvest the 500k after we sell.We would like lower risk.