@Christoper PhillipsAm hoping the scraps or lower priced properties will trickle down to us in a few months.

Look at the home page and there is a link to RI Statewide toward the lower right corner of the page.

In my opinion the cap rate speaks for itself - lower cap rate stable income less headaches, and vice a versa.

I'm inexperienced compared to you but on my most recent purchase of a SFH, I put down about 6% with owner financing making up about 18% which gave my lender assurance I was personally invested, that there was a lot of room for them to recoup their money and helped me to have a lower DP.  

I also like the idea of investing in York because of the lower barrier to entry given the lower prices of homes. 

Interest rates are lower than inflation!

It's not an exact match to your situation, but it has similarities, and I think you'd see tenants just as happy with baseboard heat that could increase the temperature ~10-15 degrees as you would with completely separate furnaces, with a MUCH lower upfront cost.I think the main thing to consider is how long you're planning on holding the property.

It's a 3 unit 129k with a new roof, new windows, new flooring, My mortgage will be roughly 1200/month, if I can rent the other two units for 1200/month, then I live for free and have an extra +/-$1200/month to put away every month as well as the income from my full time job, even at 100% vacancy, my mortgage is lower than buying a single family home and also lower than renting. 

I follow the logic - larger units, families with kids, lower crime rates.

Again, other investors may set different goals... for instance, someone who has been in the game a while and gotten really good at finding amazing deals and managing their portfolio super efficiently might not accept lower than a 15 to 20% CoC Return.When it comes to some of the "rules of thumb" like the 1% rule and the 50% expense rule, these are really more quick analysis tricks to help you understand whether a property is worth looking into further... not final criteria for whether or not you should buy.