First you will need to create a proposal complete with T-12 P&L and RR on your first 4 plex, then would need to show your design plans, zoning approvals and pro forma on the new 4 plex.

One of my main concerns entering an out of state apartment investment is to whether I should have my own agent represent me or be dually represented.I'm in a position where I need to be able to have options to propose creative financing such as seller financing, maybe lease options, ect.

Here is an in-depth article on the effect that the Dodd-Frank legislation has on owner financing.  

I can't speak to the financial viability of the rental model you propose, but it's definitely worth carefully considering the cost of restoring that cabin.

I think this legislative session may make that advice all the more commonplace.

That scenario of what you are proposing is so outside of the realm of anything even remotely plausible that it would be best to just forget about it.That said, if a borrower is in default, and approaches a loan officer (why they would approach a loan officer instead of a realtor, is beyond me) and tells that loan officer they are in default, and that loan officer happens to know an investor that might happen to be in the market for a purchase of the defaulted borrower's property, and the numbers work out to where the transaction can go forward and everyone wins, and introduces that defaulted borrower to that investor, it would be great.

For me, the headache, expense and legislative issues that STRs carried was not worth the added income.

Mike Hamlin, if you could take a few minutes and share a short example of the delegation text in a private message, it would help me write a proposal to get this rule changed.   

This property is located next to Google's proposed campus in San Jose and complex is in high demand .

This property is located next to Google's proposed campus in San Jose and complex is in high demand .