I also just combed through the comps in the neighborhood one more time and even though there aren't other 4plexes I can find, most buildings are still at $210k or below, so I agree that it may not appraise well.It's been feeling increasingly risky since I got my offer accepted and have uncovered more about the property.

I feel like finding a decent multifamily for a househack can be like finding a needle in a hackstack especially on the MLS, so nice work! 

Keep an eye out and see what you can uncover.

Numbers dont lie, but rapport building can uncover value in places you didn't know were there.All the best!

The best way to explaining this is for you to download an IRR calculator spreadsheet or build your own simple one and play around with one.For what its worth most deals I deem meeting minimal IRR standards is 13-15% but you have to dig a little deeper to uncover the real placements of cashflows and capitalization events... and then dig even deeper to verify the assumptions such as occupancy, rent increases per year, and what reversion cap rate was used.Again I don't look for IRR cause its manipulated a lot instead I look at total return on a 5 year basis.

I do think though that it is an important factor to actually get a return on your ones investment and that there are market that have more potential appreciation than others, which is the bottom line I am trying to uncover along with how stable the tenant population in terms of turnover frequency is in St.

Rob K - I posted a sample of the actual letter I use in this next link:http://www.biggerpockets.com/forums/52/topics/90852-tenant-screening-uncovered-duis-jail-time-etc?

Moving to Oregon were golf wound down to basically nothing and weather makes walking the dog not so nice every day..

(So nice to get that notification from the bank that a deposit was just made!)

You can't get anything in Boston for a good price unless you get into a not so nice neighborhood.