My issue with fourplxes is that based on tenant demographic rent per unit is quite low.

I also like your general rule about buying the worst house in a decent neighborhood, and it's been on my mind to do exactly that -- About a month ago, I placed a bid on a distressed house in a nice  neighborhood, but my offer was too low and the competition was brutal.

While my insurance charges are relatively low each year given this is a condo, I learned to better assess who is behind budget planning at the HOA level for all of the units for roof, cleaning costs, basement improvements (shared by all units), given this was run well by one individual.

You have to explain it to the listing agent who doesn't get it, who then sends that to the seller, by telling them it's not that you have no money, but this is a right afforded to you based on your service to the country and you can also show proof of funds that you have money, but are choosing not to use it as a downpayment because you want to do reno with it.I would use your VA, that's what it's there for.

If you have a real estate attorney you use regularly, they normally will do it for a low price as well.

While this number is overall very low as it pencils out to only about a 4% return per year, I found it interesting that my dividends were twice what the appreciation was considering this was supposedly a growth fund and not a dividend fund like their heartland REIT. 

Orchard is a bit more selective in the houses that they will accept for their program, with them usually choosing newer homes rather than older ones.5.

That said, a good place to start for many investors is with Lowes/Home Depot credit cards.

Which I know is low but am looking for long/mid term equity too.

Priced too high, rehab estimates too low, and they don't factor in the cost of selling (commissions and closing costs).