Literally in the same situation so if you need anything or want to talk anytime feel free to reach out.

My wife and I just started talking to lenders and realtors as well as driving all over the neighborhoods to understand the areas and market.

Let me know if you have any questions or want to talk more about anything you are looking for!

@Brandon Turner has a great video in the "How To" section of the videos titled "How To Get Started in Real Estate Investing for the Struggling Newbie" where he talks about learning how to surf (while he was on his month-long vacation in Hawaii).  

How much work are we talking about here?  

Maybe you ask her permission to talk with the renter, without divulging your interest in the property, and see if you can get inside.

You will find no better spokesman with a direct line to the seller (except for maybe you talking directly with the owner on an unlisted property) than an agent who stands to double end it if they close with you.

Talk directly to city planners.

If you are talking 5+ units your price still seems a little high as the stated starting at price (at least for 5 units). 

In this case, I would talk with a local lender to learn how they valuate / appraise a property.If you want some examples of how I value a MFR based on cash flow or cap rate, let me know and I would be happy to help you out!