If you are starting out I would suggest getting a single family home first.

Does anyone have experience with converting to a multi family property during rehab of a single family? 

Nope it's just every single person lowballing the price.

A single tenant - even in an apartment - can cost you thousands of dollars in losses before you can say, "I don't know what I'm doing!"

I invest in single families in the Milwaukee market.

We are working hard and doing well in the single family flip market but im trying to develp a plan i can put into motion for larger multifamily in the next 6 months while we continue to do flips on single family to build capital.

Also, I would point out that construction costs keep going up and regardless of what happens with inflation I don't see that changing.I am a buy and holder and every single property I sell, I regret even the ones I bought specifically to flip.

Found a single family residence for 105 list price, arv 230 with 40k reno, i figured i would go in 90k max offer but submitted a 70k offer, the bank rejected it lol.

Even better - they haven't been getting offers every other day from investors.In Blount county there's about 1450 homeowners; age 60-89, 20+year ownership, single family homes valued between $50 and $250,000 and the top 700 or so people with the top Financial Stability Scores (FSS) taken off.You might want to adjust your message a bit when you do your mailing.

We are also open to taking on some modest renovation work.My first experience with real estate was as a young teenager, when I accompanied my grandparents as they shopped for a small, single family homes in my childhood neighborhood.