I have sceen and known about people who can cross the busiest high speed highways without getting creamed by a fast moving vehicle but just because there are others that do it does not mean I am going to try it. 

Too bad, they used to be the cream of the crop, but have since sold their souls. 

You will not be getting the cream of the crop below 75-100 units as there are hardly any economies of scale.

@Joseph Lee from everything I have seen Central AC does not increase rent, but from my experience, I do see it as important to pull the cream of the crop tenants, and I think it will add to your value vs your competition when we see a market shift. 

Single-family purchases do not offer the luxury of cream-of-the-crop property management and are very expensive (~8-10% vs. 3-4% for large multifamily). 

But we are very careful with tenant selection and find the creams of the Class C resident pool.I think you're going to be disappointed with paying out more than $50K per unit for anything that only yields $100/month positive cash flow. 

Of course, cream or off white is always a nice exterior color too.

Also make a list on your Amazon cart to have the TP, soaps, coffee, cream, and sugar packets etc. to come on regular bases.

If it's not your core then take the cream 1031 and run. 

There's no way I'd own more than a couple of houses without it, as the ability to leverage would be so limited that only the cream of the cream would have access to those funds.