Lot of things at play here so hoping someone can help me understand if I'm on the right track or not. 

However, as I learned in business school, direct mailing is a low percentage play as the standard return rate is only 1-3%, including negative replies. 

@Meghan McCallumI am assuming you are analyzing multifamily for buy & hold rather than a repositioning play. 

Never, I mean never use their moving advantage, they will pawn you off to Cartus, who is pawn you off to Coldwell banker or some other pay to play real estate company.

I feel multi-families really make sense once you are above 12 units, which is our next play. 

You'll never learn to play ball if you only watch from sidelines.

Because it is a lien, not a loan, the sellers of these products are not required to play by the same rules (such as disclosure) as regular lenders.

Do states play a role in the value of a note (Texas here). 

Your credit score has nothing to do with your ability to finance it, the lender will be looking at the property, not you personally, so the property value and the income property produces will play a role. 

I will definitely let the school system play a factor in the rental property decision based on your suggestions.