Polish flats & duplexes the best investment ever?

So I owner occupy a duplex it's interesting to read online everyones opinion on how to get started. Most are really into owner occupied fourplex live in one unit  rent the other 3 out. I think on paper that looks good but the reality of that is much different.

Duplex vs Fourplex video

A link to the above video  https://www.youtube.com/watch?v=Dl-iF6wMOiY

If I were to buy another property it would be a duplex variation I like the two unit property. The property I am in is a ranch side by side duplex with a full basement and attached two-car garage it's on 1/4 of an acre and it was built this way in the late 1950s I am the third owner of the property.

2 flats polish flats and the upper lower variety of a duplex are okay you can buy them cheaper they take up less land but you don't get a basement and you always have someone above or below you so it limits the space and it would make it more noisy.

I live in a town of a few thousand people it's really a suburb of a larger City. In high school I went through the assessor's database of properties and was able to identify over 30 in this town that could potentially work as a rental unit.

Economic reality of fourplexes

So for the longest time Iowa has had the 2nd highest commercial property tax rates in the USA. The taxes have been cut a little bit but it's still high.

With a fourplex the landlord pays for a dumpster and that would run a few hundred dollars a month.  they also pay water bill and a lot of times the gas heat too. The landlord would also have to remove Snow and ice from sidewalks and parking lots. Mow the lawn the rest of the year too.

Most fouplexes are built in the same part  of town. In the small town I live in one of the poorest most run-down parts of town is what I call 4Plex City it's really isolated from a lot of the community services such as libraries and Parks it's car dependent none of the rental units can really differentiate themselves from each other they all look like they're built from the 1970s really beat up just doing it to cash flow none of them have even detached garage units so your car is always exposed to the elements.

 

 So instead of dealing with one person you have to deal with 3 got 3.

https://www.theduplexdoctors.com/blog/duplex-vs-fourplex-which-is-better