You are correct that putting 3.5% down on a fourplex likely won't cash flow after one year.

But I likely wont keep a german shephard in a 700sqft 2 bed 1 bath.

How does refinancing and cash out Refis work with creative finance like subto and seller finance? 

if there is do you need too have a ticket too join or something like that? 

If there are lease violations, mention them-you not having a key to access the unit WITH proper notice or in case of emergency is one of them.I'd also tell the tenant that they are clearly not happy there, so finding a new place is in their best interest as well and as they have several months, they should have lots of options.

@Jai Windish I don't know the neighborhoods of Peoria, but what about something like this: https://www.realtor.com/realestateandhomes-detail/1025-N-Uni...?

Something like 635 Detty St. or 922 N.

If this keeps reciprocating well with the community, I'll keep doing them.

Yes, there are exceptions for significant life events (job change), but each individual must meet the FHA loan qualifications on their own, and the second loan must be for a valid reason, like a job relocation or other extenuating circumstances.

(Doing this one well should help you with the following two.)The second would be to invest in your education on how real estate investing works.