I buy a lot of small mom&pop vacation rental businesses (think 3-10 cabins).

An agent has a fiduciary duty to protect your best interests, which include protection from the many different liabilities that can pop up during the course of a transaction.

Some BRRRs still pop up from wholesalers here and there, but you aren't finding many right now that make much sense. 

If you aren't doing it, you should use the average amount with the oil company based on other year's usage and they will average it so it's not $500 in one pop (depending how big these tanks are).

I hope I can find a 4unit they're tough to come by in my area and if they do pop up they need a significant amount of work .

To add to the list for Mom and Pop lender.. 1.

Chillaxin in Crete, life in paradise, watch the springboks put a hurtin on the all blacks, a little brai, pop back a few black labels......

Even PMC has different attitude across different cities.One thing that I learnt from all these experiences, pop-and-mom PMC works way better than nationally-recognized PMC.

LTR, MTR and STR work in most larger markets (~top 30-40 cities by pop, or be proximity to metros/attractions/employers).

Now more and more of these are popping up all over Seattle and buyers are more open to purchasing them.