(expensive in a number of ways), or do we go for pure economy and stack them cheap and deep since there seems to be no end in sight of costs or demand.  

When the shutdowns and eviction moratoriums happened, I shied from real estate investing for the time being until some stability hit the market and after returning from a deployment recently I find myself back where I left off.With a VA loan at my disposal and cash from savings and the downsizing of my vehicle in our WFH era,  I'm hoping to owner occupy a small multifamily in the Dallas area, from there I'll stabilize that property and move onto the next investment as a pure investment. 

Or should they continue to try and "gentrify" the areas around Ybor City in order to eat and drink with the tourists?

Their lenders won’t be AS flexible as a pure private money lender such as a family member or friend but family and friends has its own set of safety and sanity issues that make working with a broker much more attractive.

I was going on probably my 5th hour, 108 degree weather (Lake Elsinore) and I thought about that quote, had a drink, and finished the job.

They drink more.

If you do owner occupy and rent out the other side then your interest rates will be lower than as a pure investment.

Will be refinancing in November and expect after pulling cash out that my mortgage will be around $680/month, leaving more than $600 in cash flow or around $450 in pure cash flow.

No intention to misconstrue as 5x gross rental amount increase, this article emphasizes the increase is purely in respect to the rate of growth change from the previous year. 

I've been told I can only do a 75% LTV since it's purely a rental property and not a primary.