Also, how to I explain it when I'm buying 4 plex.

I'm looking for duplex or 4 plex after refinancing my current property. 

I have asked for 25 business days from delivery of all docs on a five 4-plex project and the seller won't accept anything under 15.  

One of my fellow co-workers just got a four plex a couple months ago that came from one.

Instead of a 4-plex, start thinking just a little differently.My biggest success over the years came from buying GROUPS (5-8 houses) of older homes on a single parcel, in older, blue collar parts of town (not slums).

I started working in property management in the SF Bay Area back in 2002, and shortly after I left in 2005 I purchased my very first property, a 4-plex in Campbell, CA with my family.

@Chris FennimoreCongrats on your progress.I live in CO but I'm under contract to purchase a 4-plex in Albuquerque.

I have switched gears to what I hope are nicer neighborhoods and possibly duplexes or 4 plexes but not sure the price range yet.

@David Faulkner  guilty as charged... bought 3.5 acres in Rohnert park in 1995.. it was unbuildable but it was right behind a HOme depot and had a freeway interchange within 500 yards.. just brought into the city limits and zone mixed use resi.and the Graton casino is right across the street largest Casino in N CA.. they paid for the improvments of the road brought sewer water etc.looks like we will be developing this piece in 17 to 18' ..

The one market to avoid currently would be Atlantic City as unemployment and property values are reducing due to trouble with the major employers (casinos) in the area.9.