You will be dealing with low-demographic tenants that qualify for S8 for negative reasons.

If it were 3 investors for example, and 2 have low credit scores, you'd want to have them at 10%, 10%, and you at 80% so your higher scores can be used.  

Borrowers can acquire a primary residence from up to 1-4 units for as low as 5% with conventional, as the regulation was approved last year of November 2023.

Opportunity zones can offer great tax incentives that encourage real estate investors to invest in underutilized and low-income communities.

Also, if you're working with a local bank, theyre likely choosing not to originate  Conventional loans for investment properties and to only offer commercial loans that they hold on their balance sheet, which are subject to their own internal credit policies.

For the 4 plex you are spending an extra 80k in renovations (I question your 110k renovation number to get to 4 units - this could be low but I don't know the square footage or layout).

Price points are low when acquiring real estate but that also comes with lower rental market values for your units so it pretty much evens itself out.With that, if you are going to buy in Reading I advise you strongly consider managing your own properties.

Suburbs in path of progress is the low hanging fruit.

you choose one pay for it and they provide them.What I found out is they just send over the plans with no updates to current codes so we submit then and get check sheets sometimes 3 or 4 and takes 90 days to get approved instead of them understanding the new codes updating the plans before giving them to us.And to be fair to the architect we can send in the same plans and depends on which examiner gets them some will fly through others come back with check sheets that an examiner frustration issue.

In times of economic stress, people may not choose to vacation in Las Vegas.