Keep in mind that many times the pm will not have many good choices in terms of tenants in the lower quality assets. 

I would recommend speaking with @Steve Lawson and @Ryan Rominger.

Sometimes we make choices because of preferences and not the raw numbers, and that's totally fine!

Around here the only time we see a house with dish/directtv is when it can’t get either Spectrum or Xfinity (it will be one or the other, you won’t have a choice).

If you have no landlord experience, a MF investment-only can be a lot to take on and understand on the fly and the biggest mistake is usually either bad choice of tenants or lack of reserves.

Was wondering which cities and towns are some of the better choices?

Or don't learn your lessons, and continue to lose deals because you think that the world owes you a favor, the choice is yours. 

I don't think there is a person here that can truly answer this question for you for the simple fact that it is a personal choice.

I started with a duplex, but in hindsight the 4 units would have been a better choice.

FHA would be a good choice if you want to pay as little down as possible, but if you go conventional, you'll save some $$ b/c of lower rates and no mortgage insurance.