FOLLOW THE K.I.S.S method plan (keep it simple and stupid).Find and hire a real estate agent that understands multiple investment strategiesGet pre-approved - see what options you havebased on your pre approved price - identify an area you want to invest in that you can affordLeverage the agent to : bring you properties, assist in pulling comparables (you should know your comparables of the area you are looking in, this is for a second opinion) review and confirm your estimated rental income, assist you with acquiring the property, and have a list of resources you could use; contractors etc.Looks at properties and make offers that work for YOU.Also,Do not pull your IRA money out, leave it there and let it grow - leverage this to meet your lenders reserve requirements.Buy Multi family to holdBuy single family to fix and flip and produce more income to buy more multi families.

I just attended a seminar today and bought a course from the Saen Higgins "Tax Lien Method" group.

You can also try the BRRRR method, which involves buying a fixer-upper, rehabbing it, renting it out, refinancing to pull out your initial investment, and then repeating the process.

You can then have them re-apply to screen them through whatever your preferred method, which we do as well but we cover that 2nd application fee. 

I feel like all the calculations ( ex 4 square method analysis) and cash flow are going to be not reflective of out current situation since we will be living in one unit and renting the other two units.

There could be an option to use the BRRRR method and change it a little bit to fit your needs.

I would like to follow the same method. 

RUBS is a method used to allocate utility costs in multifamily residential properties when there aren't separate meters. 

The BRRRR method is when you buy a fixer-upper, fix it, rent it out, refinance it, and then do it all over again.

Depending on how far along this loan is in the amortization, there could be additional benefit in keeping the original mortgage in place because more of the PI payment is going to principle, opposed to if you were to take a new loan, where a majority of the PI payment will be going towards interest.As far as the negotiation goes, my method is to simply do run a few scenarios, making sure to add in whatever ROR or whatever metric you want to have as your investment criteria.