Appraisal is either waived, or all cash.  

Very unlikely until one or all of those changes.So the answer to your question is... offer way above market and a quick all cash closing.

No middle men needed.... see buying/selling, title, lending, escrow, various other types of business transactions, essentially most or all social applications will also be disrupted (this website).  

Home warranty companies are a pain in the butt to deal with but I would recommend purchasing one to youto CYA in case something major happens, considering you have inadequate reserves.

This just means that 75% of the rents of all units (all 3 or all 4 of the units) must be equal to or greater than your entire monthly payment to ensure FHA will be sufficient should anything happen to your ability to pay for this property (if they take it back the property as a foreclosure/REO).In more expensive west or east coast markets it will be hard to make the FHA SS rule right now given that the rates are in the 6-7% range so I would recommend targeting 1-2 unit FHA properties. 

They file orders against the house, and then if you neglect to repair or do not repair in adequate amount of time they will fine you with nuisance charges.

Hello, my name is Joshua Tate; I am currently a college student, going into my senior year at Oral Roberts University, studying business marketing with a concentration in economics.

The Brrrr strategy would be a better bet, but you'd need to find a property where it would work, that way you get most or all of your money back when the process is completed and can use that same cash for another property right away.

I'm willing to partner in a deal with them by providing some or all of the rehab money (just depends how big of a rehab).  

As Courtney mentioned, a problem at a 4plex can potentially affect multiple units (or all of the units), whereas a problem at one house will generally be contained to that one house....along those lines: if a problem occurs at a 4plex (like the electric going out, or a fire), it could affect all of your tenants, but a problem at a house only affects the tenants in that house...However, when you're doing things like tenant viewings, it is easier to only be driving to a single 4plex compared to driving around to four different houses (esp. if those houses are far apart).  ...also, the 4plex might only have one sewer main, one electrical main line, fewer windows/doors, and fewer things to break in general than four separate houses, which could result in lower operating costs...There are a lot of "double edged swords", too; for instance--it may be easier and cheaper to replace a roof on a single 4plex than on four separate houses.