I've got a long term tenant lined up & the unit is a non smoking unit, which the applicant is aware & fine with for indoor.

First recognize that 2 to 4 units are valued on comps and not cap rate.  

The best way to do this is to renovate a unit or two to the specifications to bring it up to market.  

Looking to invest in multifamily apartment complexes>50 units.

I will be living in the guest house, while renting out the main.Both units are without washer and dryer units, my question is, do I supply them in the main house; or let potential tenants figure that one out?

For path #2, you mean purchase & renovate a 3-5 unit building right?

I have 0 experience ground up construction loan program nationwide that does NOT require GC to sign anything, only provide proof of 3 C/O's (certificate of occupancy) over the last year I.e. built received occupancy permission now unit is on market or habitable. 700+ FICO I can get you 80%LTC loan to cost on the project on ground up construction for 1-4 units.

Also make sure you are comfortable with some holding costs if the units don't get rented right away (if vacant).Also look into if there is rent control in the area that the property is located.

If you really want to get rid of them, sweeten the pot by offering to return their deposit after you verify the unit is empty with no damages. 

Love to know. couple things  NV is one state were NMLS registration and state license are required to be a lender on any rehabs on 1 to 4 units.. that's number one.. you check with the statealso I would file a complaint with the state of NV  mortgage enforcement division right away if this guy is not legit he will be shut done and fined.