The area I currently live/work in has absolutely no opportunity for a home in my price range.

@Jonathan Klemm We’re looking for multi unit in the 80-100k range with some cosmetic work, also willing to look outside of back of yard if it’s a better deal.

The sold comps they use are all over the board, they use comps that are over a year old, and a wide range of sizes. 

On a couple of the properties the bills are in the $1500-$1900 range..

After you've grown your capital to the $300-500K+ range and you no longer want to do the work, then you should start thinking about investing with a syndicator as a Limited Partner.

You'll be in the 25-30% down range if you go conventional financing.

I don’t have a huge budget so most of these will be out of my range. 4607 is rough but I’m looking at it only because it’s across the street from my rental.

There are lot's of multifamily buildings for locals, ranging from very cheap, run-down, and "worse" areas to higher-end apartments/houses which are inhabited by locals.   

That’s why the IRR doesn’t always measure the return on the initial investment.When looking at a “good return” you simply want to ensure that your return reflects a sufficient amount based on the risk of your investment.

Planning to go the BRRRR route; start with SFH/duplex and continue operating within the 1-4 range.