About 7yrs ago mixed use loans were impossible to get in this area for properties under 500k.

Not exactly sure where I will be after that time period, most likely closer to LA (family, friends, gf, all live in LA) My initial goal was to "house hack" a duplex, but after some looking on redfin/trulia, it seems almost impossible to do with the amount I got preapproved with.

And that is ok, its just the market telling us to sit on the sidelines at wait until a good deal comes along.What you will find is that its impossible to "time the market", you will lost a LOT more money waiting for a downturn that never comes, or comes years later. 

Not answering phone or questions, setting almost impossible deadlines for inspections.

It will be real difficult, but as Buffet demonstrates not impossible, to acquire huge wealth via public trades.It was never my intent to indicate that there were not numerous ways that the billionaires achieved their wealth. 

I don't think it's impossible that "this time it's different", though I usually laugh when someone applies that to RE.

Management is impossible to select until you have picked and vetted a firm- while it is an operating expense, you're likely going to pay from GOI...so assume closer to 12% NOIYour vacancy is pretty low, but it's all relative here...I would at least set aside 1-2 months gross rent for an unexpected turnoverIf you can insure a 4-unit property for $150/mo. you have an awesome agentAssuming 50% of your income will go to OpEX is pointless.

Our market took a turn and single-family homes are almost impossible to rent.

Further details ...I currently live in California but hold 3 properties in Indianapolis. As the title states, looking for a lender who can do a 75 or 80% LTV fixed loan with little to no seasoning. Upon completion of ...

@Todd Powell, you're right a contingent contract can be tough (but not impossible - it's worth the ask,  the larger the asset the more willing they can be) when trying to consolidate a portfolio.