Appreciation now seems impossible, and most multis on the market seem to operate in debt, even with full occupancy.My advice would be to get a job with a property management company for a year.

(Disclaimer: I don't think 3.5% down on a duplex/quadplex will work for us due to income constraints and nearly impossible cashflow but I could be wrong)Thanks for looking,-Josh

And not knowing their numbers also makes it next to impossible to know if you have a bad PM that's eating into your cash flow as well (Like Vacasa charging $800-1000 a month for elecrtic on a 4/3, 2000sqft house with a pool). 

If one follows this advice, especially a rookie, they will probably give up, because it's nearly impossible to find deals that meet this criteria nowadays in most markets.

There are deals everywhere, and you hit better than the 1% rule, which people say is impossible.   

Three ESAs for two occupants isn’t impossible but it does warrant careful review and proper documentation. 

Overall, finding a deal that will qualify is virtually impossible.

I would find it impossible to cashflow at all using 100% financing in this current market.

For a small to mid size investor it’s difficult if not impossible to find quality management for SFR or small apts; once you scale to a certain size you can find quality managers.   

Not impossible, but it usually requires buying well below market or materially improving performance.In strong STR markets like Destin or Panama City Beach, a $1M property can absolutely generate strong gross revenue.