Dwelling/Fire policies require that you request a limit for contents.3.

Since you're not looking to make it a full-time career, you might consider passive investment options such as investing in real estate syndications - this GP/LP structure as a limited partner, allowing the GP to earn you a return allows you to invest in real estate without the day-to-day responsibilities.

The best areas to consider include East Point, West End, Kirkwood, Decatur (outside city limits), and Marietta, each offering a balance of affordability, appreciation, and rental demand.

From a legal standpoint, many investors set up an LLC in the state where the property is located (Oregon in this case) to limit liability.

I would prefer to have control over my own property.

On top of that, I believe you'd be considered a "high earner" - there are limitations there as well.

THose are forces you CANNOT control.

Is it because of state level controls?

You can expect that you will be required to build roads, sidewalks, storm water control, utility taps, street lights, street trees as well as recreation fees as part of the development process. 

I appreciate your perspective on building a fourplex if inventory is limited.