Looks like fourplexes aren't exempt, only three unit or fewer buildings could qualify for exemptions if owner occupied:Oakland Rent Adjustment ProgramOakland Rent ControlA Guide to Rent Control in Oakland

It would be very expensive if you take over the property and more than 2 units are vacant or non preforming Even after adjusting your vacancy and adding it $3k per unit, I bet you will still have a good deal.

Moved over utilities to tenants except water/gas which has just 1 meter(Looking into submetering).Tenant A is only paying $900, not $1,000 like Tenant B. so once that is adjusted, will have $200 in cashflow so $100/Door.Still fixing up property so not extremely concerned with cashflow as most of the money I get is going right back into the property in terms of improvements,

However, if your profit (the difference between your adjusted cost basis and net sales price) is greater than $345K then you would have some tax savings. 

Property spec:Asking $2MOffering: $1.6MCurrent Monthly Gross Rent $19kMarket Adjusted Rent after purchase:  $21.5kSeller financing 80% @ 5.5%.Needed cash to close:  $320k + closing costsRepairs:  $50kI have a very high credit score, high income($265K) and have $100K in cash. 

If you're still ok under the worst case scenario then you should be fine.The second thing I would suggest is looking at risk-adjusted returns for comparative investments.For example, if you don't buy this 6-plex you need to do something with this money.

Invest in a quality underlayment that will help adjust for any imperfections in the subfloor.

@Xai Xiong you want your comps as close in proximity as possible and adjust them to be similar in size. 

I am regularly adjusting what the workers are doing because they clearly are not fully capable.

A quick glance at housing affordability in AustinMedian Household Income App (Forbes): $73,493 ($6,124/mos)Cost of Living (Forbes): 15% above nat'l avgMedian Home Cost (SFR-ABOR Stats): $302,250Assume 5% Down Payment Conventional Loan- 30 year amortization- $15,112.50 down pmt + any closing costs• Percentage of residents with less than $1,000 saved: 56%• https://www.gobankingrates.com/…/…/americans-savings-state/…- $287,137.50 amt financed- 4.375% interest rateHow the payment looks:PI= $1,433 mosIns= $105 mosTaxes= $458.33 mos (Assume $5,500/yr)HOA= $25 mos$2,021.3/mos PITIDTI’sHousing ratio= app 33% @ median income ($2021/$6124)FHA should be at 31% or less with Conv/VA/FHA being around the same although all have exceptions in placeTotal DTIThese hover between high 30%’s to manually underwritten total DTI’s in the 50’s or higher depending on the programs@ 45% Total DTI Ratio and assuming the above PITI pmt that gives a borrower approximately $734 per month in all other creditor debt (cars/cc/personal loans/etc)These numbers are not perfect but are rather a quick illustration of current housing affordability in Austin for Retail Buyers.Summary: Housing is becoming less and less affordable in the COA for end retail buyersAssuming increases in property taxes/insurance/interest rates on the horizon how does this affect us as investors?