Our government has laws restricting lenders from closing loans that are small loan and high cost so many will not touch these even if investor.

I could tell you that Ardmore is super safe but youre looking at $1M+ for a quadplex.If you need help getting in touch with a lender and seeing what you can get qualified for, don't hesitate to reach out.I would recommend NE Philly and Bucks county as they are very close proximity to princetonI would:First get preapproved and then start to target the areas I would be comfortable living in.You might have better luck with Duplexes in the philly area as there are more of them out there.

I have a go-to I use for rental properties though, and I can get you in touch with him.

This depends on the neighborhood, material/finishes, custom touches, new roof, HVAC, electrical, plumbing, and ARV.

I recently got in touch with a smaller bank that is able to do a 6.5% interest rate.

Thanks for getting in touch, will follow up.

And even then, luke-warm interest until touching into that $4m/$5m+ mark?  

As a DSCR specialist, AZ is one of the 5 states that makes it strict for lenders, so less than 20% of DSCR lenders can touch it.Credit will play a factor, but assuming solid credit, 75% LTV at around 7.4% with no buy down.

But based on what you wrote, lenders will not touch something that small.

A set of bags boards would probably be a nice touch as well.