@Miles Fletcher Another place to meet home owners is at HOA meetings, garage sales, or dog parks!

Given that you noted you can do construction yourself, that $50K is close to your entire savings, and that you are looking to replace your income with cashflow, I would recommend you NOT start with larger multifamily syndications. 

I like being in submarkets of larger MSA areas unless it's a town I intimately know. 

.-  Some of the larger maintenance costs that capEx covers such as: are driveway, siding, and roofing/shingles is covered by my HOA. 

Could be anywhere....probably one of the larger cities....DFW, Austin, Houston, San Antonio. 

The TIC setup would not be feasible for a smaller investor in a deal, but a larger investor would be, due to the extra steps required. 

You could try something like Bungalow if they cover that area, if not perhaps an agent that only manages a handful of properties instead of a larger company that already has their systems set up for individual units. 

Do people try and get a larger multi-family at this point?

I *wish* I could be househacking a fourplex, but I have a wife and a kid, so we needed a 3/2 and I couldn't find a fourplex with anything larger than 2/1's.

As I have now done two larger multi-family deals out of state.