.- 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.

I am in my working years, not relying on rental income, and am focusing mostly on improving my overall net worth (not as focused on living off the cash flow).

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.

There's a decent chance that if you have good credit and improve your DTI over the next year, you can put a Heloc on the property while it's still your primary to unlock some of that equity if needed.

Get your CRM up and running and keep in contact with everyone with content about the market, keeping in touch with past clients - just asking them how their house is, let them know that you were thinking of them when you drove past the house,  ask them if they made any improvements, etc.