For example, my both units in my duplex have 2 beds and 2 baths.

how is that working I'm curious, I have a 4 bed 2 bath that I would make a killer if I rented it out this way instead of to just one family.

I have 40k in savings, 10k in my Roth IRA, and I'm looking to invest in a new 3 bed and 2.5 bath townhome built by Oakwood in Lehi, UT (Holbrook Farms Development) that will cost around 305k.

Im a master gardener, and once found wierd purplish ball shaped things in a clients garden bed. 

One side (2 bed, 1 bath) will be rehabbed and rendered out upon purchase, while the other (3 bed, 2 bath) currently has a tenant from the previous owner.The tenant has been in the property for multiple years and seems to keep the property in good condition.

They might be within your price range and you could get a bigger 3-4 bed one near the area you're looking for less than the comparable SFH's.

Purchase price: $214,830 Cash invested: $60,000 Sale price: $307,500 1700 Sqft 4 Bedroom / 2 bath that we converted into a 3 Bed / 2 bath with a much larger master bathroom and walk in closet.

  - The house will be renting at $4k/month total and at $500/bed.- It seems that conventional wouldn't work for me since it's a 3-unit and I would need to put down 20% vs. 3.5% for an FHA.

Purchase price: $43,000 Cash invested: $52,000 Sale price: $110,000 2 Bed 1 bath, completely remodeled, new electrical and plumbing.

Purchase price: $27,000 Cash invested: $13,000 4 bed 2 bath two story.