Where population growth is stagnant or falling, the current housing supply is sufficient so there is little increase in prices.

If you go for a 3-4 unit, the property will have to pass the FHA Self-Sufficiency Test (Stress Test).

For me I do not believe that any arbitrager would pay me rent sufficient that I would choose to use them over a professional PM.

Or can the purchase be one closing with the owners listed in above and have the TIC memorandum as sufficient separation of the property.Any advice would be greatly appreciated.

My goals are appreciation while generating sufficient cash flow to balance out my expenses. 

Social Good is a non profit organization that has teamed up with major retailers across the world to be able to offer Social Good members the opportunity to earn cash back, in some cases up to 200% of every qualifying purchase made using the social good app, and following each vendors “conditions” to be eligible to earn the cash back in the form of SG tokens.  

If you could find 1 or 2 properties and put sufficient enough down to cash flow off them you’re putting the money you have to make more month over month, build more capital and expand again.

Your basic insurance policy with $300,000 in liability coverage should be sufficient in 99.999% of all lawsuits.5.

If it's a smaller amount, Small Claims court should be sufficient.

And beyond that, maybe a house that wouldn't make either rehabber happy would have sufficient cash on cash return for a buy and hold investor.I would say that most people would be including all costs when evaluating a deal for themselves.Go out and try to find out what the buyers in your market are looking for and then try to deliver.