Optimal fourplex setup for low-risk, consistent cashflow?
I am looking to buy my first fourplex with my VA loan, live in it for a year, and turn it into a rental. 0% down at ~3% is excellent and I want to take advantage of it.
I'm not looking to take any risks with rehab or warzones. I want as close to turnkey as possible.
As far as the setup, I want the most consistent for long-term renters. I have been looking at townhome-style and 2x duplexes, and these seem optimal as each tenant has their own entrance that feels like a home. Personal garages seem great as well.
As far as bedroom count goes, I'm thinking at least 2/1, possibly 3/1 or 3/2 but they are hard to find. I believe a 3/x would bring the longest term tenants, but a 2/1 would be easier to fill.
For rents, I have seen a few that appear to be renting under market value. However, the market rents include house which I assume run at a premium. In one example I found a 3/1 fourplex renting for $750/ unit, with surrounding 3/1 houses renting for $900+.
When it comes to buying a turnkey property, should I still try to break 1.5-2%, or do I need to settle for 1%? Many of the fours I see on loopnet that are in good condition are at or under 1%. Keep in mind that I'm open to any market, I'll go where the numbers are best.