APartments.com is typically used for larger properties, but you can occasionally find small properties listed there too.As for expenses, when you find a property you like, ask the listing agent for a detailed P&L and rent roll.  

I can only assume that they don't want to deal with the  Self Sustainability tests on 3-4 units.

At a later time you can roll it into a Self-Directed IRA to invest in real estate or you can leave it in the market.

ACTUAL Gross Rental Income: Based on Existing Rent Roll Submitted by Seller on 11/8 8 units/2 bedrooms @ 818 building $ 71,244 $ 742.13 8 units/ 2 bedrooms @ 842 building 71,064 $ 740.25 8 units/2 bedrooms @ 850 building 70,884 $ 738.38 $ 213,192 $ 740.25 Other Income-Washing Machines Est.

Assuming I do qualify under the 4 tests the IRS has given under who can apply

It will be your responsibility to find a loan that the property will qualify for and provide your loan with the necessary paperwork, ie rent roll; T-3 and T-12.  

I don’t know what your specific line items are like taxes, water, etc... but a $1200-$1300 Rent roll may not cash flow after you move out.What is your projected cash flow assuming you were renting both sides?

What are the rent roll histories for the property?

Can you roll your W2 401k into self directed?

Roll on a second coat of oil-based primer.