Small multi-families, or larger apartments?

Bookkeeping for your rentals and other admin tasks, such as going to the bank, paying bills, etc.4. 

In a larger metro it is what would be described as a war zone.

What if you get sick, have to move, or just get so darn busy with REI that you can't justify the low-value task of managing your properties? 

Now after decades working a 9-5 at a great company, the goal is to retire soon without financial worries and then segue to larger real estate projects, and hopefully start a business in Nepal, where I was a Peace Corps Volunteer many years ago. 

The larger parcel that this lot was carved out of had only changed hands once in all those years, but the current owners lived out of state, so the title company had a bit of trouble getting all the signatures they needed.

@Tal C.You should look into tertiary market investing, this will allow you to achieve the returns you want while protecting yourself from the unpredictability and small CAP rates of the larger markets.

Even then, that doesn't account for upgrades and condition.In my experience it's a non-linear factor, meaning that smaller homes tend to have a higher $/sf than larger homes, all else being equal.I use a spreadsheet to run comps. 

Just chugging along at 2% growth, year after year after year.I do think housing prices are becoming unsustainable for many, but that is also due to larger trends of people don't want to live in the exburbs like they did a few decades ago. 

BRRRR is an option, but it wont cash flow that great after refinance.For that many units, you should be looking at a larger commercial/apartment property rather than a ton of little houses in my opinion.