it's true the SFH or small multifamily rentals barely will pencil anywhere these days for a couple of years now even though it's the best way to really learn RE investing as a beginner. 

This has been my strategy here in NOVA as well - though true multifamily housing stock is hard to come by as you are probably already aware.

The only tidbit I feel important to put in here, unless you personally know your PM lender: if it seems too good to be true, it probably is. 

Would consider your perspective to be true universally?  

Paul has started at least 3 separate threads in the past few days announcing to the world the success he's having with section 8 rentals and repeatedly reminds us he doesn't have a clue how to calculate the true operational costs associated with these properties. 

3️⃣ Too-Good-to-Be-True Terms – 100% financing, super low rates, no credit check… is this ever real?

This is true of parking spots, sheds, garages, etc. 

The PM company that is fully integrated and a true partner.

I have an opportunity to get into a property that doesn’t have any true equity, but the terms are really good.

As others have noted, it would be a clear distinction to identify whether that person is a true end buyer or a wholesaler.I've personally seen someone sub-to a hard money loan and take over someone else's hard money loan (not assumption but just sub-to) so this is possible.