When i have no bedroom filter, i get about 6000 results for my geographic selections, but once i adjust it to 3-10 bedrooms it sinks to 1200 results.Thoughts?

If you factor in closing costs it might be 3 years to start showing your benefits of a refi

The property was deeded to the insurance adjuster after the landlord lost it in the fire. 

Now you get to enjoy reaping the benefits.

If you price the coin-op lower than comparable laundromats around town your tenants will appreciate the benefit (but likely not abuse it).  

See video I did on subject http://youtu.be/zjxxBBkIxhI it's geared more to the benefits of buyer, but for you if they don't pay you just evict.

If you are considering of living in the multi, you will achieve ultimate financial benefit of having a decreased living exposure, this should be the goal.

Meanwhile, they can be expensive and burdensome in proportion to their benefits, especially for a small investor ... $800/yr state franchise tax here in the People's Republic of California, and it doesn't matter if the LLC or properties are out of state, CA still wants this fee if you live there. 

Although I see why you are curious about its effects, inflation adjusted IRRs are not generally used in a commercial real estate analysis (especially given the current low-inflation environment).

Could you please explain the FHA loan and the benefits of it concerning starting invested with a small amount of capital (20k)?