We are now seeing comparable sales at round $140,000+, very much dependent on location and size of the property. 

There definitely is some competition in the area with property managers, but there is not quite the amount of larger property management firms that drive lower costs through competition in Columbus as there is in other similar sized markets. 

Money is made when buying the propertySkipped the whole SFH and went into small/mid sized MF. 

The lot size will determine how many units you can build.

Whether it is age, zip code, size, materials, and the list goes on, they all contribute to the overall rate.

Talk to a roofer to see what the roof replacement/recoating might cost all said and done (2.5-15k depending on property size and roof type).

The main difference is management, insurance and operating cost will be a lot higher for multifamily due to the size of the property as well as deferred maintenance. 

My husband and I are interested in partnering with other investors interested in bigger size multifamily properties.

I do agree with you that 80% is leveraged way too much for your size portfolio.  

There are 2 SFR properties within .25 mile radius with similar lot size but both properties are 1700 sqft which are listed for rent at $1450 and $1425, respectively.