There is only 1 instance with a 2-4 unit that I've come across a seller that actually had all of that info. 

For instance if you can fund with more cash and less from the HELOC, this will also reduce the risk even in the case you mess up a little bit.Best of luck!

Look up the rules, they are very clear in this instance.

For instance it will be bad if a toilet backs up and floods all over the place because tenant keeps trying to flush instead of letting landlord know before it gets to a point where it floods all over.

We also see a lot of instances where newer investors are unaware of what quality and details need to be achieved (or not achieved) based on their desired exit strategy.

It may be a cliche, but I do know of a few anecdotal instances of doctors and dentists who invest through a partnership. 

But even in those instances there is still this black cloud that causes potential worry in the buyer's mind.

For instance, direct mailing.

Can a life estate be terminated pretty easily in such instances?

For instance, if the top market rent properties have a pool, it would be important to have a pool.For 1-4 units, you could still get qualified for 75% LTV with 1.1 or even 1.0 DSCR.