Regarding: Assistance Animals In CA, I'm a landlord of an upstairs space inside our single family home.

I'm looking for value-add single and multifamily properties in the less than 500k range primarily.Does anyone have any recommendations for commercial lenders that keep loans in house?

Either you or your representatives need to walk through every single unit, review every single lease, and get documentation on every expense the landlord AND tenants are responsible for.

Are you looking into a single family home or multi-family and what areas?

Higher returns typically come with higher risks.  12% on a rental property will probably be in lower quality neighborhoods, like B- or C, and most savvy investors will sharpen their stick enough to start poking holes in how that 12% shakes out.  

We are not 100% sure which Niche to choose but we are leaning towards single family homes or multifamily and potentially doing some flipping in the future.

Well I am located out of Vancouver Washington and I am looking to flip and/or BRRR single family homes.

I see myself wanting to do multi family, but I want to start of single family, and get some cash flow.

We lived in a single family and couldn't  stand paying mortgage out of our pockets so we sold property and purchases MFR.

Many single families won't cash flow when you put that much into them.