I'm struggling putting a # together to offer - ideally 2-3 offers. 

The fact that you are local: ideal for developing the deal-flow and being available for emergencies.I would encourage you to groom some extra help on the self-managing side.

I had a customer a while ago who was financially ruined by an underground oil tank.

Added wainscoting in the guest bath, and partially finished the garage, with custom built shelves.

Market dependent......in my are of CA, we supply a stove and dishwasher..... rest is on the tenant.....When we have a unit in TX, the tenants expected all of it.... then my second tenant had a washer/dryer so I had to store mine....was a PITA.....Very market dependent...... ideally I would only supply the dishwasher ......that's kind of a built in type of install with water supply etc, so I'd rather not have tenant taking that in/out etc.... rest of the appliance are pretty easy to move etc

Ideally you'd have two years of consistent W2 income from the same company or at least in the same field, but for an FHA that's not always the case.

@Michael - I looked at Modular ADUs for awhile though might do a custom build instead. 

A real estate purchase is a large investment and planning for some incidentals would be ideal. 

In 2020 we are under rent control, but prior to this year this is basically what we did and we will still be doing this within the limits of the rent control.Tenant that for whatever reason is less than ideal and that we really want them to provide us notice, we raise rent to above market for the unit in its current shape (going forward, due to rent control, this will be 5% + local inflation (lately ~4%, but last year ~3%)).Tenant that is good enough that we want to keep them but just barely, we keep them just below market (in our high rent market, $50 below market). 

I'm looking for a few ideas on a good market to make an investment into a multi-family home (2 to 4 units).Ideally, we'll be doing a BRRRR in a B/C neighborhood with an ARV of $250k or less.I plan on doing my own research, of course, but it would be helpful to start with a list a bit smaller than the United States : )Good population / job growth, 1% to 2% rent to price ratio, relatively good schools, etc.Thanks for helping me get started!