Typically, a smaller 6 unit building in a good location (ie coastal, good neighborhood, high density downtown, etc) has a better bet on appreciating over the years since the land is so valuable.  

And brokers frequently have desk fees and other monthly expenses you'll have to pay.In my opinion your best bet is to find an agent who will work with you.

I'll bet you'll find that there aren't that many that have gotten into the market in the past two years that are getting these numbers.  

im getting out of the military with a decent amount of money in the bank account. planning on starting with a duplex investment and renting out the other side . i wanted to learn more about the VA loan process . also i am repairing my credit score from a irresponsible past. is a VA loan my best bet to start investing?  

So, the bet is that FED won't let this happen.

Your best bet is to shop around and get bids from 3-5 different contractors to find the best pricing and experience for the job so you get a quality job done and maximize your loan dollars.

@Bill GulleyIf the engineer vs framer analogy were valid, no one would make any money in real estate without a 3 2 engineering degree.Your best bet is see a local re contract attorney that is in court, knows the judges, works with investors, has 20 or more years experience, has an honest reputation, etcThat is your best path.

I'd bet on sustained, moderate growth because of the massive amount of developable land.  

Find a rental property out of state would be my first bet for you.

I bet you will be able to find some deals there.Wish you the best of luck!