Your best bet is probably to go for a single-family. 

I bet they won't even change a light bulb.20% below market sounds interesting though.

You don't buy BRRRR's, you buy SFH that turn into BRRRR's, so I'm not sure what the real question/choice you have here is.

They’re betting on some sort of 08 correction where they’ll be able to buy twice as much property for their money. 

We have thought about finding a partner to invest,  but my wife is not fully convinced that a partner is a good choice because neither of us know how to get a contract for that type of thing written up and she doesn't want to be taken advantage of. 

@David Cozzi 3 ways people typically enter multifamily, your choice :Scale up slowly, learning on their own. duplex, quad, 10 unit, etc.Buy a Mentorship and network. 

Thanks You have two choices. 

@Brian Walters - it looks like you're right about the location of multi-families, so a SFH seems like my best bet.

Again, not illegal, but a choice that is made by the end buyers lender which then makes it more difficult for the wholesaler unless you fund the deal yourself or utilize transactional lending.  

But sharing rooms will be a choice, if they choose to bring a friend to lower the cost then they can as long as the roommate can still pass the screening and tenant requirements.