You’re playing it smart, darlin’!

But I’m guessing I should due to how this playing out

And i chose a 4 plex because it seemed like the smartest play. the 3 units that I am renting out pay for the mortgage.

If RE is brand new to you, I would focus on playing defense:1.)

How do you see it playing out?

In all sincerity I think you're going to have to find what checks all of your boxes.If you're going to buy and hold, value add is definitely a strong play.

I would also speak to your CPA on this and any tax ramifications that come into play along with the cost basis on the property. 

There's one single denominator at play and it's them, so get rid of them any way possible.

Research and experience show that only people with skin in the game actually play the game.

Right now we are on the high side of things.  2 years ago, we were on the low side of things where money was cheap, and cash flow was easy to be had.Some will argue to go ahead and buy now for a 'no cash-flow, future appreciation' play.