How confident are you that you'll be able to pick up something good in the 2-4 unit space? 

Maybe I can even pick up some tips on how to be a better loan officer as well.

At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

Remember when land buyers pick a target, they have TONS of work to do getting that property from dirt to payday, so they know their purchase choices, and they have a war chest usually stacked up ready to go.

Now that I laid out the various details important to a listing, i bet you'll notice and pick em out as you view through this.  

And then drive by to pick them all up.

Ed (owner) finally stated that it is because payments are processed the night/morning AFTER the date in which the tenant picks.

Go to the food pantry and pick up blocks of cheese.  

Think on that, a person has an 80%+ chance of there "pick" not just loosing, but possibly going to $0..... 

The key is to pick a lane—focus on improving as an investor, finding great deals, and letting a solid property manager handle the operations.