Don't leave out tax liability. 

Don’t limit yourself geographically.  

@Vanessa Lule I think your biggest hurdle is getting someone over the barrier that you have limited investing and life experiences.

He will be totally hands off and only role is to provide money.My goal is cash flow and another investment(same as my father).I have limited free cash on a tight budget but have access to a heloc loan for expenses if needed.

Some states passed laws after the last housing crisis which impose huge fines and liabilities for targeting sellers in foreclosures.

That limits LTR possibilities IMHO to some degree.

Cash has no limitations or second parties that can capsize the deal.

We have not disabled ours or converted to gas, but Tenant must sign a Fireplace Addendum stating if they use it, we require a higher renter's liability policy with us as additional insured, rules on wood, storage, use, safety, they pay for yearly professional cleaning each year they are there, etc.  

Definitely an option in PA, FL you may be limited to 75%.

If one or more units are vacant, the remaining units often don’t provide enough cash flow to cover expenses, making it harder to meet operating costs.Maintenance costs: A fourplex comes with four times the appliances, plumbing, HVAC systems, and other components to maintain, leading to significantly higher repair and maintenance expenses than single-family homes.If you want to see the detailed calculation, read this BP blog - More Units Doesn’t Mean More Money—Why a Single-Family Home Can Beat a Fourplex.Resale value: Multi-family properties have a limited buyer pool—mainly investors—who base their offers on CAP rates.