There is a company out there right now paying 40% annualized and I know an investor who thinks its great, well yeah its great until you lose it all - as never in the history of mankind has a company been able to pay its investors 40% per year on a continuing basis.

Don't remove trees unless they're trash trees like gum balls or diseased. 

I had an autoimmune disease that went away just from fasting. but of course i lost weight too lol 

you are kind of dealing with three diffrent issues here, the thing about not being a legal three unit, super easy don't buy something that's not legal, and your agent really shouldn't be encouring you to break the law, the issues with properties being beat up, the vast majority of multi unit's that sell have some wear & tear that's often the reason for selling, being a tired landlord, if you want turn key, you are proably looking more single family homes or paying big dollars for a turn key multi if it even exists in your market, 3rd we can debate the pro's or con's of this this market but youve hired and agent and 99% of agents are going to tell you its a great time to buy, i'm usually more measured but that's because I have a deep psychological problem in which I care more about being intellectually honest than making money, most agent's however are not afflicted with this disease so your gonna have to make this decision for yourself before you hire any agent.

With larger multi-units, there's a common issue I call the "chronic disease of a fourplex": - One tenant might leave within a couple of months, with or without a valid lease

They are not checked for disease at the boarder, they are given airplane flights to your city with no TSA check, (they have no Identification) and are told to report to immigration processing two years from now which less than 1% follow that requirement.So, bottom line, I've bought houses from illegals, I've sold houses to illegals and I've hired illegals.

It could give you some clarity on the situation.This has been the longest cash out refi on an investment property in the history of mankind.

it's tax-free for something that you can't enjoy until someone is older enough to have a stroke,cancer and other diseases.

Maintain your hot tub properly so no one gets "hot tub rash" or Legionnaire's disease. 

But at the macro level, mankind is very good at meeting market demands.