I had a small 6 unit (and 8 unit) in Montrose I was selling as well as some fourplexes in East Houston. 

Small world!

@Keith Meyer the 1-2% rule doesn't doesn't hold up in most markets and metro areas for SFRs as it is now, so I don't think it's that reliable to start with. 

Current Goal: I would like to acquire at least one small multi-family within the next six months.

NY state law will tell you how far in advance you have to provide written notice of an increase in rent....usually 60 days in many states, some are 30 days....then the debate will be do you do it all in one big jump or small increments as not to shock the current tenants enough to leave...... that's a debate on here in many posts

The other option is with a small team (9 agents) which has been a top five selling team in the state the past two years. 

I am currently looking for my first small multifamily (2-4 unit) property in South Jersey, primarily in Camden and Burlington Counties.  

Do you know about all of the new bonus depreciation laws and if you can use an online cost seg site for a small residential property?

You can try local credit unions or small banks in your city.

Do your numbers include: vacancies, repairs, make readies, prop mgt, good insurance, etc..That is a small margin and will probably be negative once all costs are taken into account.