If the acquisition costs are higher, it will lower your COC.Remember, you can make just about anything "Cashflow", if you put enough money down and reduce your payment, but you reach a point where the return doesn't make sense.  

Also I would suspect Within sfh that if an area close by is popular or up and coming you should see some uptick in demand for your sfh and you shouldn't see the fire sale mentality that you get every so often when one you have a unit in a condo type setting for example that you're trying to get rid of.I think it's a great idea for you that continue to take your time improve your skills and knowledge of Real Estate and then proceed forward once you have a greater level of comfort so kudos to you.

RED MORGANThe returns are a lot lower there than they used to be, and there are just a lot of other markets with higher returns.

Are you going to be able to serve them at a high level on the weekends and evenings? 

The lower valued one's you may want to try a local community bank.

Presumably at a lower rate than I am on at the minute, provided I retire poor.

If you include it, that lowers your cash flow significantly.

While it's great not to be one of those who "never get started" there is still a minimum level of understanding you need to have or you'll get burned.  

Maint/management costs ( 6% on bigger properties where as 2-3 units they want 10%)Many people are buying and living in one since its lower than renting and you are building equity.

I have done this to every crawl I've had to prevent nasty oders, seal the space up, and make it easier if we ever have to do work down there (plumbing, etc).My solution to insulate is to level it out, lay a thick plastic barrier on the ground, tape up all the seams, tape/chalk it to the foundation walls/piers to seal, and then insulate the foundation walls themselves.