If so, a town home style may be more attractive.

Attractive women make a killing selling high priced property where I live.

Potentially makes the multi family house hack attractive if possible or finding a turnkey that is Airbnb friendly. 

With the smaller initial investment the primary residence may pencil out to be more attractive.

I have $20K saved up and specifically I would like to use that money to purchase a property in the $80- $100K range that would be in what I would consider B-C areas in attractive markets of either the Cleveland OH area or the Memphis TN area.

I also like the idea of having a nicer home, not only for me but for the tenants I could attract.

A private seller will have a hard time attracting enough buyers, so you may get one who low-balls you.  

Also, 5 bedrooms may attract larger families or multiple roommate situations. 

@Steve Sun, as an out of state investor, the issue of comparing rental property nationwide is key.A naive approach comparison of median rental yield leads means that deeply blighted cities get compared with dynamic and affluent ones.Such an approach makes blighted cities more attractive.

Est 233 ,, divide by 4 = about 58 each.. hard to compare the duplex you didn't include price,, so ya do the math but personally I put my efforts towards the 4 plex.Honestly if the guy is 100% rented and his rents are close to market you can figure the interiors command that price and are probably pretty decent.YOu can start this property and do very little until you have a vacancy, and then decide what you want to rehab, otherwise  your set, and can do some exterior, yard and common area fixes first which will attract and warrant rent increases to current units.