Americans have been moving to larger/metropolitan areas steadily for decades, about 3% in the last 20 years.

Also, I know that some folks acquiring larger investment properties in my area have had luck with the community banks including North Shore Mortgage and National Bank of Commerce.  

I would say the 1% rule is not the most effective way of looking at larger (10+ unit) multifamily properties, but as others mentioned it depends on the area and type of deal.

For example, my day job is in tech and I pay myself a modest salary and my company (I own it) pays for things like my cars etc etcI get the basic precepts of a) (expense & depreciate everything allowed etc etc) -- but if you are too successful in that, when it comes time to finance your next deal, doesn't the lender beat you up about not having enough income and subsequently make it harder to qualify for debt for larger deals? 

The other part no books (that I know of) talk about is whether to vertically integrate in a local market (i.e. build out your own management infrastructure and maintenance team) by acquiring many smaller deals, or trading up into larger buildings (100 units plus).

I'm very confident that I could handle the outcome if I got the deal, but I'm having trouble thinking that anyone would invest with me being newer and given it's on the larger side of most deals since the acquisition price is around $1.9M.Any input on this would be much appreciated, thank you in advance.  

Now the experience is more centered towards getting in and get out (that statement applies to small strips and larger malls).

On my recent inspection of one of my units there was an insane stench of dog urine on the floors.

At least you are familiar with and know the area, and there's a large renting population there. 

You’re able to use a portion of the income the additional units to qualify for a larger loan.