It's block by block but plenty of nice blocks exist. 

If this is something that turns out to be possible, I am leaning towards using those funds towards a downpayment on a MFH (new build or existing).

But I only ask to know if such a thing exists 

There's an existing tenant and that will probably drag down the price (depending on his existing rent). 

After that we started moving all properties into the lawn service as they turn over and have about 1/3 of them on there now (a couple we moved with existing tenants and increased rents).

In a deal like this, you would be looking at a subject 2 to take over his existing mortgage and some payment plan to him for his equity.

If you are buying an existing rental ask yourself this "why are they selling"?  

It seems a split condenser would make the most sense because we don’t have existing ductwork.

Here is an interactive map that I feel gives some insight: https://www.nytimes.com/intera...I do believe that in 20-30 years, Midwest markets like Cleveland, Detroit and Pittsburgh will be even more desirable given their proximity to fresh water and they all have existing infrastructure to support larger populations. 

Those PMs definitely exist.