I wouldn't like to begin my career investment in Hawaii; MA would be a great place to start (lower cost of living).

Sometimes I bid that amount, sometimes I bid lower. 

We ran rent on the lower end for $3,600 income (current tenant paying $1,200, average is $1,800) with expenses being about $2,400 (pulling out 8% each for vac/repair/capex/management as it's a large old building). 11.58% ROI, 12.67% cap rate, cash flowing $1,200/month if we rented all at the lower rents.

My "$140k+" comment relates to Lenders' willingness to (probably) only lend you 70% of their appraisal; so if they appraise it lower than $140k, they will not lend you the full $100k that it might have cost you!

Many contractors offer lower price if certain portion of the bill can be paid in cash (no 1099). 

I think there is more opportunity in those two areas for the multi family I also think that Pasco County is growing like crazy because of the lower price points, lower taxes and ease of getting back into Tampa on the Suncoast Psrkway

If not, you should lower that limit. 

Properties with a lower unit count will be valuated by comparable assets in the marketplace.

Looking at lower end stick-builts and mobiles on land here in SC.  

Using partnership treatment to allocate SE income to the spouse with wages and away from the second spouse could produce a lower SE tax liability.