@Venecia BaezRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

Many aren't used to explaining why their services are worth $12,000 (the typical pay for selling an average-priced U.S. home).

I give these threats no thought because 1) my actions are appropriate 2) i document well 3) they have yet to follow through with any of these lawsuits 4) typically their ignorance is apparent in what they are threatening to sue for. 

Larger homes typically command higher prices.4.

As you and I know, a quad would be sold typically to an investor. 

Also be aware that cash out refinances typically have slightly higher rates than initial purchases or just rate and term refinances.

Typically Conventional will end 42% of DTI and FHA can get up to 51% DTI (and based on your credit score I think you should stretch to that 51%) Just a few things to start thinking about as you are working through the process. 

The down payment requirements are also steeper, typically 20-25% for investment properties.

While someone buying it with a tenant is typically looking solely at the ROI numbers.Also, find an agent experienced in selling occupied rentals!

The voucher program typically determines the amount they’ll pay based on their calculations, and you don’t necessarily need to lower your listed price for utility allowances.