I know you put 20 to 30% downpayment but you'll run out of money or bank wont lend you money during to debt ratio.Would you mind sharing your success with me?

They are more likely to not pay there portion of the rent, more likely to destroy your house, and more likely to squat / drag out an eviction process as long as humanly possible. 

So to say you wont lead money to someone that doesn't have the EMD, you are thinking with a limited mindset.

What about legality and insurance. if using a single family home wont the town shut you down (especially if neighbors complain) also will i need a commercial insurance policy?

With four plex you have to pay utilities for the hallway and common areas, also maintain and clean the common areas, because the tenants won''t.

Regardless of the construction quality, that wont prevent double digit annual increases in your HOI.

As I said, my guess is that it wont be long before it becomes more expensive to ignore than it is to join.

Bridge Lender wont make the loan until the Bonds are fully approved and ready to go from the County. 

I wont say I go above and beyond on fixing up the places and making them jaw dropping beautiful, I still do them up enough to where I would be comfortable living there.

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?