We can go low depending on your unique credit profile.

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions?? 

Given it's in a very low population area, it may just be an extremely slow, low demand rental.

Is it wise to buy some units with high cash flow and low appreciation, and others with lower cash flow but high appreciation to diversify my portfolio?  

Thinking about marking them up 20 percent and chsrvyhg interest in the low teens.

At 1.98M and 32 units, that is a fairly low price per door. 

If there were a bulk subscription I could get all my tenants for a low annual or monthly cost I would consider it though

Your other levers are revenue (which as you mentioned is capped) and expenses (which congrats to you are low).

----------------------------------------------------------------------------------------------------If I had to start all over again, I'd look to acquire a 2-4 unit property with an FHA low-down payment mortgage.

HI Guenevere, You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% FHA with a few exceptions.