What can I do to find more small multifamily properties or will more properties become available as rates drop and more people are looking to sell their properties?

Better rate and usually no points.Bunch of factors to consider honestly. 

As people mentioned, the homeowner exemption is only if it is your primary residence, but it is a reduction to the taxes that you may not get and there is not an increased rate for you being out of state.

They do not trade on strict cap rates.

Given your circumstances, the following advice and considerations apply:Benefit from low interest rates, no down payment required in most situations, and financing for up to four units when you take advantage of the VA loan.A thorough grasp of your budget should include the purchase price of the property as well as any possible maintenance expenses and other related expenses.

I spent the next 16 months trying to find more deals to cash flow via buy and hold or BRRRR and couldn't do that as interest rates started to rise.

Texas property tax rate 1.6%Nationwide property tax rate 0.99%Florida 0.98%Idaho property tax rate 0.88%Washington state rate 0.85%Nevada rate 0.48%I know people that go to sandpoint Idaho for the summer but I don’t really mind the summers.

A con would be that interest rates are typically 1-1.5% higher than that of conventional rates.  

LLPA's are more or less how much over a par rate.

This was the easiest deal I think I’ve ever made and took advantage of a 2% interest rate for a primary home.