@Eric Schultz This seems wishful & biased. 

I've seen the mistakes people make, the excuses, the common misconceptions, the cognitive biases, the improper use of capital, time and other resources.

Though, I may seem bias, I am for so many reasons.

I'm obviously biased because I hang my license with them but Frank Moore & Company manage my rentals.

People judge because of their own biases and I am NOT going to change my clothes to suit someone else' needs. 

I really like the NC markets but I’m a bit bias that’s where I invest.

I'm a little bias (and a disclaimer) since I'm an architect but I will tell you why you want to just stick with an architect from the beginning. 1 - Good luck finding 6-plex plans online.

Even more dangerous you have "Dunning Kruger" effect when you have a cognitive bias in which you have the low ability and believe that your ability is superior than it really is.  

Some brokers actually have somewhat legit pro formas, with just a little biased tweaking, but you still want to verify those.Something that I've noticed lately, is that some properties that are over 4-units, which should be trading as commercial properties and valued based off of cap rates, are trading more like single-family homes and are valued based on comps and emotion.  

Also just as an FYI, out of state investing for us NYers is a great option (I'm also biased because that's what I do).