Whoever told you anything under 40 units is too small is misinformed!

However, from my experience, small towns often have locals that love the remoteness but have to piece together 2-3 part time jobs to make it. 

On 35805, I'd say that at least the areas between Lowe Mill and the 805 district campus, and the new development going up just down the road on governors, that small area has taken it from sketchy to cool. 

Cozy also has online rent payment and syndicates apartment listings to a few sites (realtor.com, doorsteps.com) as well so it's a good tool for small landlords. 

Most cash investors will take anything at the right price but big red flags would be major roads/ freeways, backing commercial or heavy duty power lines, and houses that are too small for the area, lately it seems popular to flip 3br 800-900 sqft houses which would be a pretty cramped home for most people, usually the buyers there are owner occupants. 

I live in a small town outside of chattanooga tn so that would be my main place and do some outside of there as well.

Is it better to do a small increase and increase my chances of them staying?

I'm on the search for a small multifamily unit in Montgomery County, PA.I would like to understand how an appraise goes about estimating the value of a duplex, triplex, or quad. 

I’m looking at buying a bigger home to accommodate Kid #3 (currently we have 3 beds 1 bath, small house), and we would like to be in a more rural setting.  

Gerald, the first challenge you are going to find with this deal as it relates to lenders is the small purchase price and therefore small loan amount.