Now to help with affordability, zoning allows for up to 5 unrelated adults in a unit, but again, as long as reasonable occupancy standards are met for the size of the unit. 

I no longer entertain buyers agents from Carbutti and Company due to a past bad experience with one of their agents.

@Michele RichardChicago neighborhoods and suburbs are ideal for rental properties and Building Reconstruction Redevelopment (BRRRRR) due to proximity to major development projects, affordable multi-family units, and strong rental demand.

They paid the deposit and prorated rent, but they couldn't afford a full month of rent a week later.

I will purchase this 4-plex through an FHA Loan with 3.5% Down Payment and live there for at least 1 year until I can afford my next multi-family!

>Sacramento remains affordable at $1,850/month, with minimal growth.

Without a PM you can afford to pay top dollar for service professionals as needed.  

Mom and Pop shops are not that great at accounting and the numbers tend to look like they can't afford to live so take that in to account plus the operations they are doing. 

Bottom line is you have to have a solid grip on what properties rent for in your market - not only direct comps to what you have but also what's above and below you, because tenants can and will move based on affordability both ways ("downsizing" to save money or "upsizing" because an extra $50/100 gets them a much nicer place).Once you intimately know what your market is, and what's available, you can compare what you are charging to those figures and adjust accordingly.

As long as you can afford to make the repairs within the next year or so and you're not spending more than the house is worth, I would move forward with the purchase.