I am extremely new to the world of RE investing.

Your advice is extremely helpful.

If you are looking for a 5 unit to live in (I'm guessing that because you were looking at FHA and it's your first property), that's not going to happen but you were on the right path.Find a 4 unit that will satisfy FHA's self sustainability test and make it work. 

Know your area extremely well from a rental law/registration situation, know the players (PMs, contractors, inspectors, suppliers, etc), attend meetups or start one if there is not one in your area. 

While I absolutely agree with the two Gentlemen who said buy a fourplex and put 5% down as your primary, it's going to be extremely difficult to find anything on market that's affordable and even harder to find anything off market.

We have a great rental market, the state is extremely landlord friendly, and the price points make much more sense than some of the other markets you're looking into.

There are so many more single families in every market and in newer markets multifamily can be extremely scarce though I have heard how certain areas are encouraging ADUs to aid in the housing shortage. 

It is extremely important that you find competent people to work with in this economic environment. 

Really Feel like I/we have nailed down that best balance of Price/Roi/location here in Metro Detroit My rental portfolio is here and performs extremely well with minimal headaches.Purchase: $80k-$130kRent: $1200-$1500ROI: 10-14%Cash flow: $250-$350/doorAppreciation: Double digit (for past 10 years, will gladly send data)Location: C+, B- (suburbs and certain markets)Basically 1.2-1.4% dealsWe have over a dozen Fortune 500 companies just in Metro Detroit with huge Healthcare, Auto, and mortgage industry National footprints.

This is making it extremely awkward for me and the other landlord, the fact that she is not willing to be spoken to by him is absolutely crazy to me.