A good place to start is this book written for Chattanooga about developing small multifamily (emphasizing fourplexes):http://www.cneinc.org/missingmiddleThe first thing I'd look into (granted, my background is in planning) is whether you can find a site with appropriate zoning at the right price.

I cannot emphasize this enough, we have many clients who continue to buy property because they are in good hands even after the closing of a transaction. 

I believe finding a school that emphasizes "how to learn" is the MOST important thing to look for in a school. 

A lender just needs to see how you are going to repay the note but it is helpful to emphasize your management experience if any, and any other outside sources of income, etc.

You can also emphasize that they'll be protected by a first position mortgage note.

I know more opportunities will come, but I'd like to know what a good one looks like...Also, I want to emphasize the fact that the attic would be renovated, and turn one of the units into a 3br/2ba.

You don’t need to give up on flipping but de-emphasize it and cherry pick the best deals and seek your growth in other ways. 

Book has many tips and emphasizes the importance of finding your "Core 4" team, that will be make you or break you when you invest out of state.First steps should be picking your market and what type of REI you want to get into..Best of luck Jane!!!

You want to talk to smaller local and regional commercial banks as they have more flexibility and make decisions on a local level.One thing worth repeating and I can not emphasize enough is the more complete and professional your business plan for the property and your financials the better you look and the easier it will be to get things done.

Some lenders will also not want a building that is 80% occupied.You might introduce seller financing at this point and make it attractive by emphasizing saving his/her capital gains tax.