For your budget, Midwest cities like Columbus, Indianapolis, or Pittsburgh are solid options with affordable MFH properties and growth potential.

They spend a ton of money on advertising their product and apparently have none left over to spend on product development.

You should budget around 2-5% of the purchase price for closing costs.

Start small with a property within your budget and skill set, using HELOC for funding.

Clearly spending time here bantering with me is getting you pretty far in life.

Learn by doing, not by paying.You can do all the right things after spending $40,000 on mentoring and not end up with any real estate.If you invest in a project.....very low chances you end up with nothing.   

Hey Chris, If your agent is only using RCM, they might not be familiar with platforms like Costar or LoopNet (which honestly should not be the case), or they simply may not have the budget to cover the upfront listing fees, which can get pricey.I’d circle back with them, address the plausible elephant in the room, and try to figure out a game plan to get your property on these other platforms.

For the 4 plex you are spending an extra 80k in renovations (I question your 110k renovation number to get to 4 units - this could be low but I don't know the square footage or layout).

Seller is an investor who sells dozens of properties each year (some of them via fsbo) but ultimately give in and choose to let you list b/c they’re having trouble offloading this particular property OR want to spend their time on something else.

Before you spend any more energy or resources on this endeavor explain the precise fear that has you wanting to transfer this property to an LLC.