My initial generic and woefully inadequate definition of investor is 'someone or something that 'puts resources (financial or non-financial) "in play" (allocates resources) for an anticipated gain.'

@Bob E. there are at least a couple of local banks that portfolio most or all of their loans and are happy to work with investors.  

 @Jamie M.Breach of term penalties - State what can get them evicted (can be any or all lease infractions)Lockouts - Is there a fee if you have to let them in?

The agreement likely says that all modifications must be in writing, and in any event, oral contracts for the sale of property are generally invalid.  

I wanted to replace with all stainless, but because of my cuts I'm looking at either all white or all black... or is this one area I shouldn't skimp on?

All of this was over the phone and occasionally visiting the properties or all over the phone?

On Craigslist there are a few property management companies but they only place the vacancies and provide inadequate service. 

We have all SFHs and could easily absorb a couple of small MFH units under our company management, but adding something of that size would require a major change in philosophy and commitment, whether it was financed or all-cash. 

Say large down payment to show I mean business, no inspection clause, cash deal, quick close, or all of the above. 

If you buy at $200,000 and can rent the bedrooms at $500-$600/month you are probably in good shape.I don't often see for example a turnkey 4 unit...or even that often a 2 unit....because most often at least one side is rented or all the units are rented already....typically that means some repairs or make ready or upgrading when they move out.If you ever think about Dallas let me know.