Interest rates atm seem quite high so will ride this out a bit longer (and ratios will continue to improve over time.) 

Pick one that is improving, homes being renovated and flipped, vacant storefronts being turned into cool coffee shops etc.Good luck.

This type of loan can be a great short-term solution to help you acquire and improve the property before refinancing into a long-term loan or selling it for profit.

.- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

I would purchase a duplex (or even better, purchase a SFH with as many bedrooms as you can afford and rent by the room), and then slowly improve the property. 

That profit will increase over time and improve your return. 

Focus on optimizing the current fourplexes (improving rents, reducing expenses).

It was already generating steady income, and we were able to grow its revenue further by raising prices and improving operations in the wash & fold service, which led to better customer retention.Our SDE (Seller’s Discretionary Earnings) was about $77k annually.

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.

-the attorneys quoting you $3k are NOT eviction attorneys and are basically charging you as they learn.Move forward with the eviction unless the tenant improves their attitude.