For that reason (& other reasons like no one was meeting even online), I started Real Estate Rocks. 

Or, what if the new interest rate is even higher and you are stuck at 6.5%? 

Sure they paid me both times, but that's exactly what a ponzi would do.Thanks I would be mortified if any of my investors even had a thought in the back of their head that I was running a Ponzi scheme.

Yes, I am a property manager but even I use a 3rd party PM for my properties that are out of state.

I personally would stay away from condo-tels as they will be even worse and you'll have less opportunity to cash flow. 

You don't even check for these types of Tenants!!!"

This would help you get going.You might be able to make these a  little nicer and force appreciation and a little higher rent.Either way rents will go up over time and the mortgage with remain constant.Maybe even make one unit a STR which could see higher income.I'd be ok with break even or a little bit negative on a Quad given you have 4 properties in one.If you're only breaking even you still have depreciation and other tax write off to help you out.I usually make people 3 offers.

Many people invest in real estate using an SDIRA or even better a Checkbook IRA.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I even sold my townhouse rental  just like you sold your 4-plex to keep the process going.