@Jacob Hicks I am in the Iowa City market and have predominately single family and duplex rentals.

My plan is to D4D or pull list from county and begin marketing on a small scale but with a buyers mindset (whatever doesn't meet my criteria, ill whole sale) I am a little lost or should I say would like to get investor opinions on my plan and gain some insights from you all.I don't know much about financing or rehab I have never done it and it feels intimidating while supporting a family

There a multi family one tonight in Boca.

It certainly looks and sounds like a great investment with a strong ROI. 

Im interested in buying a multi family property in Blythe, CA.

First small multis and then ground up single family homes. 

I’m focusing my strategy on small multi family rentals but don’t see a lot of 4 unit properties which would be ideal for me.

Days on market lengthening in certain sectors.You've got a rental and a place for your family to roam. 

@Mark Chambers "We are trying to build a portfolio in western PA where we currently live" - The whole family stands to make money (tax free) but you'd rather buy her our (debt) to operate a MTR on the opposite side of the country? 

Creative deals like lease options and subject-to deals need strong talk skills and knowing the contracts.