I currently work in Market Research, and am interested in investing in single family/small multi-family (2-4 unit) rentals in the area (close enough that I can hopefully manage them myself).

I want to offer on a duplex, as my first investment property, and the city has it zoned as single family, although it is registered as a duplex and a rental and I can continue to rent it as a duplex.

Starting off with single family houses is great, but you'll want to 1031 exchange them into larger and larger properties.  

I'm primarily interested in investing in single family homes, to buy and hold, out of state. 

I want to meet them, see them, shake their hand, everything, not just run the credit check. 

I can't speak for every bank here but your "Loan to Value" will normally be for 75% of the ARV on single family and 70% on 2-4 unit properties. 

I'll take $300 over $7K every single time.  

By my rough estimate 1.4M would buy you 23 single family homes for cash in the markets I’m in.

And they have GREAT service, seriously its like dealing with a credit union or a single-branch bank.

Any feedback will be great.3 plex:Location is in Port Orange, Floridaits a single family 2/1 with a duplex in the back that has a 1/1 and a efficiency unit. 2/1: $8501/1: $600Eff: $435Total= $1,885/ month Income $22,620/ year (assuming everything runs smooth) List price is $169,000 but may be some wiggle room for about $155-160k.Expenses are claiming 25% annuallyInsurance= $1,500Water= $2,400Tax= $1700total= $5,600However thats not even including management, maintenance & repairs, or cap ex.