I think I'm going to put some top soul and seed on the bare spots.

I also flip properties in Pa, where if I did buy a multifamily to hold I can find 8+ caps, but my appreciation would barely go up.

That rock solid $8 Million, recently rehabbed, fully leased, Manhattan SFR that you only need 50% of LTV, when you have done 30 flips before and your credit score is 850 and you can give the HML what he considers ample time to do due process, underwrite and close, will give you a heck of a lot more chance of said HML exercising his (or his CEO's) discretion...... than when you are barely scraping the minimum $75K loan size, have no experience, the property is in Nowhereville (Population 3.), you have a credit score of 420 with a recent foreclosure, you demand the money in small unmarked bills in 48 hours, will complain over every fee, point and percent including spending hours on the phone arguing that the lender has to pay the appraiser and why should you provide any docs whatsoever, and by the way you can't speak now because you are busy running narcotics across the border at the moment on the run from the military, and the lender can just tell that you are the horror customer that will take up weeks of his time and grey the last remaining follicle on his head all for a massive $1.95 of personal commission.;) 

As long as you, A) Want a part time job, and B) Are satisfied with the pay for your 50 hours per month, fire away!

If your property is barely cash flowing at a low interest rate, you are not investing properly.

So, the banks really wanna price out the barely investors. 

I'm with the multi family, especially in an area that has high appreciation.I've done the midwest cash flow thing, but quickly realize that my barely cash flowing properties in the Seattle market were making me wealthier so much faster.I'd play out each strategies over at least 5 years to see if they meet your goals.

I got pre-approved for $200,000 in AZ and spoke to a realtor in Phoenix who started sending me SFR but nothing was close to meeting the 1% rule and when I ran them through the Rental Calculator most of them barely broke even. 

i showed one for a client a couple months ago and the downstairs was barely liveable.

They are sloppy, charge a bunch of extra fees and do a bare bones title search/commitment (which excludes unrecorded but active code enforcement/utlity liens).