The idea of paying for rent just really bothers me because I know in the end, I have nothing.

Do you aim for $100 per door or $400 (for this fourplex specifically) of cashflow as a minimum before you even bother to look at the property in person? 

the absolute norm when dealing with contractorsmost won't bother to even get you a bid most of the rest will bid and agree to work, then no-showof those, half will show up late or half drunk and do shoddy work the ones that do really good work and are professional are holding out for larger jobsWhen you find a great contractor, just go ahead and kidnap him, Hold himin a basement until Stockholm syndrome sets in and he is happy to work on your projects.

The difference in equity is a lot to you, but depending on how the capital structure of the lender looks, it's just not worth the extra work to maximize this deal.That said, why bother using commercial at all?

@Jonathan Edmund Agreed with Melvin's post above, I wouldn't bother with the owner financing unless you're getting some spectacular terms. 

Also, the first time the plumber showed, despite me communicating with them since morning that he'd be there and being assured they'd be home, the one was upstairs with his girlfriend and couldn't be bothered to answer the door. 

I confident that I can get a line of credit because I start still have 1 million of my inventoryBut again the question that stick in my mind and bother me the most isWhat is if the bank find out that I lease the entire building to pay the mortgage.  

The fact he didn't say they looked like upstanding citizens bothers me too because if he sensed that he would have said so. 

My wife is an agent and she has presented offers for us and other investors and most of the time the sellers don't even bother making a counter offer since it is way below their lowest acceptable price.

I wouldn't bother with an inspection.