And Sec8 sounds great, but comes with it's own issues.Add it all up you get a low dollar, but high headache strategy, which is a challenge that gets amplified, especially when you are operating remote.

Great tools that get updated regularly.I am on the lending side of things and would be happy to hop on a call with you anytime to discuss financial strategies and help answer any questions you may have about nearly any loan product available to help you on your journey, even if they are not products my capital partners offer.We are all here to help you learn and grow.

When you go to sell, Montvale requires a certificate of occupancy so this issue has to be resolved in advance of a sale.Although I am not a lender, I assume you will not be approved for an owner-occupied mortgage on 5-units if it is a legal 4-unit without some type of mortgage fraud whether in reported rents, units, or another legal document or representation (very very large issue from a legal perspective with multiple arrests in the last year for anyone playing fast and loose).As far as the DCA, I would recommend coordinating your work with the city with the DCA.

Are there any tools or strategies you swear by?

Clearly define terms, including an exit strategy, buyout options, and how proceeds will be split.

Strategies that use hope, is how people get burned, bad. 

@Jacob Hrip For a first-time investor, financing options like a HELOC or private funding depend on your strategy and risk tolerance.

I'm finding that this strategy is helping people, building repour with people, and continuing to keep business moving forward while some say it's hard and sit on the sideline to wait until there is mass movement.Appreciate your time and reply and good to hear that you're experiencing some similar action a couple hours' drive away. 

Start with $8K through FHA loans, joint ventures, private money loans, crowdfunding platforms, and BRRRR strategy.

Too many strategies to address  on a post like this but I recommend you research all of the above.