These loans often have more straightforward qualification requirements for investors with multiple properties but may have slightly higher rates.Cash-Out Refinance on Your Single-Family Rentals: If each has around $70k in equity, a cash-out refinance could provide some capital for the down payment, renovation costs, or even help you buy the 4-plex outright.FHA 203(k) or Conventional rehab loan: If you’re planning to occupy one of the units as a primary, FHA’s 203(k) loan or a conventional renovation loan could help with purchase and rehab costs at lower interest ratesPortfolio Loan: Some local banks may offer portfolio loans for investors with multiple properties.

Create a simple spreadsheet or written list to compare the features of each and identify the ones that align with your requirements.

Half of sponsors are now getting crushed when the going is getting tough, and those previous track records don't really mean much, compared to the things I list above.  

I appreciate the straight forwardness and will write down these tips so I can be better.

I won't name that company, but I will highly recommend mylandtrustee above ^.One huge perk of Land Trusts and part of the reason we used them for the JV BRRRRs was that ownership percentages could be changed through the project by reaching out to the trustee and doing some straightforward documentation.  

No matter the market run your numbers and make sure it makes sense for that local area compared to what you can expect.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

I am clueless when it comes to the economic development board, but I do know that Waco in general is extremely business friendly and has very little regulations compared to other Texas cities.

If you are buying turnkey, buy under-value compared to comps.

The account fees are minimal compared to the potential gain with most syndication offerings.