Your thesis is basically rent low and accept less desirable tenants so I don't think that is the best thesis to base an investment off.

I see too many investors now, put a significant amount of money in rehab costs and over leverage themselves on hard money loans with low down payments, their properties are not selling and they are lucky to just payoff their current hard money loan via a DSCR refinance. 

Quickbooks is expensive and has more bloat than what is needed for a small landlord.  

The chances that you currently live in a city meeting all these criteria are low.

You need to understand that there is normally much higher turnover and expenses due to the types of renter that these properties attract.

With your considerable experience and, I'm assuming, strong credit score, you would be well-positioned to receive high leverage and low rates from most private lenders.

The issue is our land value is high, so the structure value is low compared to the overall property cost. 

a lot of people will poo poo this, but I also live in a market where cash flow is low, property taxes are high and properties are expensive (which is a relative term).

One schedule E is likely easier.Two Schedule E: If all 4 units are the same size then you are going to have the following: Schedule E #1:  for 3 rental units that is allocated 75% of shared depreciation, expenses, etc. 

That low loan amount is what is skewing your origination fee.