About 1/3 are still not providing distributions but their cash position is strong and I'm not concerned about them potentially selling at a loss. 

@Aileen OuyangThe decision to sell and house-hack a fourplex can be based on several factors.

You could find yourself with a 2 year above market rate lease with no way to STR the property.With all that being said, here are some things I would do based on your question.A pitch deck needs to be simple and concise.

With 179 you are going to be limited based on your percentage of business use with the vehicle (so still need to track mileage), and if you go under 50% business use you can end up with a recapture of your prior 179 deduction - income with no related cash flow is always a bit uncomfortable!

What are your returns like, is it a strong STR market?

Saw you were based out of Riverside - are you thinking of wholesaling there?

Anywhere that is high cash flow also means high cap ex and tougher tenant base for the most part so as a new investor, that's not going to be great.

Though, if your client base is nice retired people, it probably won't matter.  

Your job is to keep tightening it up (geographically and based on asset type) and meeting investors until you have a buy box that makes sense for you.There is also no point to running deals through a calculator if you are seeing them.

If not, then what he is trying to do is to avoid his reputation going down the drain and lose any future credibility and trust in the future. personally I am just familiar with the basics of buyer seller representations in a general sense you will need a FLA Broker or Attorney to describe to you based on the documents you have if there is a Duty from the agent on this transaction..