Anyways, my question is: I have a primary single family residence that I have lived in for 3 years now.

I heard of them on Investor Grit's podcast and spent a week or so trying to find reviews and additional info on them as well as communicating via email.

Where I live legal multi family homes seem few and far between, but single family homes with apartments attached whether they are basement or garage converted seem to be more prevalent.

Ideally I would like to pick off 1-3 single family properties (preferably not condos) in the next 12-18 months that will generate long term rental income.

I've been working with a few single family providers and it has been great, but now I am looking to expand to the multifamily space.

(Crystal City neighborhood) already has an expensive market in terms of rental properties, the cheapest thing you can get there is a 1 bedroom condo in the high $300k's and HOA dues in the $300 a month range, Single family homes start in the $700k range in average neighborhoods.

Hey @Mike Chmielewski - This is a bit of a grey area, but realistically, if this is your first home, & within commutable distance to your employer, and you'd like to owner occupy it, that's a really straight forward transaction.People move for legitimate reasons quickly all the time - (Job location change, not comfortable in the area, opportunity to move into a single family, etc.)Happy to chat a bit further about this offline.

Mine however are single units, and they are all A/B class with high income tenants. 

With just a few weeks until IMN’s 7th Annual Single Family Rental Investment Forum (West), over 900 REITs, Funds, Aggregators, Fix and Flippers, Note Buyers, Institutional Investors, and more are already confirmed to attend, with droves of attendees registering daily!

Very good communication.