Also as Don mentioned I saw many private money HML melt down when they took on PPM type investors and did not have deal flow or could never match money raised to deal flow..

As @Bryce Cutler mentioned, CRREIA is a great meet up.

I am not a big fan and it sounds desperate, not to mention takes away from the purpose of what BP is.

@Brett Danehey you mentioned a spreadsheet.

Building a relationship with tenants is important like others have mentioned.

And you'll have the best rate/points options with a primary residence.Option #2 is great, especially if you're willing to move into one of the units (because the down payment minimum is just 5% or 3.5% depending on program), but as you mentioned it's really tough here to find small multifamily here.

as other post mentioned, it appears that its personal property and not real property and taking it over like someone would take over a car. 

I'm currently helping my aging parents, and I need to be spending more time taking care of them.

I’ve mentioned it to people at work and some friends who are moving to the city, but my place is either too far for them, or they prefer their own space.

You mentioned that you've been paying water / sewer for all 4 units.