I don't want to continue renting, but it also seems that in most places where I'd want to live, cashflow isn't really an option if I ever move out of the area, which I would like to do in 1-2 years.Real estate is expensive in my area (DC/NoVA), and multi-family units run $600k+. 

First, you need to build up a solid relationship with a hard money lender ahead of time so you can hit the ground running. 

After switching the hot water separate electric tanks the oil tank stayed full much longer even with the furnace still running like it did to keep the house warm.

I particularly like your advice about finding solid base hits, as opposed to home runs.

I've run the numbers inside out and upside down and don't know if I should outright sell and run away from multi's in this class C/D city or double down BRRR it and try to find a higher rate tenant. 

If you choose the cheapest houses in that particular market you are going to run into more issues.

  " I can tell your the kind of folks that would never let someone like this influence you or keeping you from buying a lot you liked "  and of course 95% would say your darn right that neighbor is not going to run us off !!! 

I think realtors have to become more sophisticated as the value proposition gets challenged, but it’s harder to automate these transactions given the nature of the business and asset.

Does anyone have an agent that could send me a list of investments with their potential rental incomes so I can run the numbers and see if this is a viable idea?

Does anyone have an agent that could send me a list of investments with their potential rental incomes so I can run the numbers and see if this is a viable idea?