I know I think I should have money for a deal plus like a 6-12 month emergency fund.

Save for a few more years, there will still be emerging markets in the US in a few years from now.

If you are actually looking to purchase 4+ units (a real multi family), then you will need to re-apply for a new commercial loan, which you may or may not be approved for, as it seems to me that you will not be able to put 25% down and have any money left for emergencies or maintenance items...In terms of when to invest (now or later) ...

I know that I work hard for my clients, as even the "easy" sales usually require lots of time and coordination, termite/moisture issues, emergency repairs (just recently, roof leak the day of walk-through, frozen pipe when power went out after home inspection before appraisal), title problems, closing delays due to tax transcript issues.   

I mean it makes me proud listening to them talk through all this with no HINT of this being an emergency. which they finally declared and there are pilots that can literally fly an entire career and never declare and emergency.Bottom line approach at their weight was about 140  this guy came barreling down final at 180 to 190 thats a big deal in a Commercial jet liner..  

And because of that I was able to get out debt, finally open a retirement account, an emergency fund, and save a small portion for when I eventually buy a house again...

It must have fire extinguishers, emergency lights, ext.  

Is Phoenix’s little sister finally ready to come out of the shadows and into the national spot light as an emerging and thriving city?

We went with the $10k over offer and they backed out within 2 days because of a family emergency.

Doing this has saved over $40k that would have gone straight to interest.Side note: we kept 10k as buffer for emergency funds for both us and our current rentals.