From my experience, 2 years ago seems quite long ago for a Single Family Home Comp., even if it is the House next door. 

The BRRRR calculator here on BP is basically for single family not MF. 

I'm currently new and gathering information so there is nothing in the pipe line just yet but i'm looking at single family homes first.

Hi,I am looking for an investment property like a Town Home or a Single family home which I would like to get some cash flow for a period of 5 to 10  years.

For single family houses I ask for a year lease, for MF I put people on M2M. 

It's very simple to make a spreadsheet that sounds great, realistically much harder. 5 single families are much more expensive, time consuming, and a hassle to deal with versus 1-2 properties that have 5 units total.

For example, weighing the option to keep your single family, or tear it down and build a 6 unit.

I have seen that apartment rentals turn over more often, about 9 to 12 months or so in the past at other places I've watched like a hawk.Right now my single family houses have long term tenants in them.

I'm far from a Lawyer, but I doubt a single month of rent can bind someone to a 3+ year contract.

I have flipped 25+ single family homes right outside of St.