New unit: 4-unit multi family in which 3 units (with existing tenants that will carry over from seller) will remain investment; I will move into (currently empty) 4th unit AND USE as primary residence with primary mortgage.

@Irina Badal The best way to protect your rental investment is to carry adequate insurance. 

Your numbers are close and assume no more work is needed than the big ticket items you mentioned. 

Thank you, and I look forward to meeting you at the viewing.Note how I reiterate the qualifying criteria as well as itemizing what the move-in costs will be.

However, they can carry more risk if vacant and usually offer less cash flow.Multi-family properties provide steady income from multiple tenants and scale your portfolio faster, but they require more upfront capital, stricter financing, and can be harder to manage.If you're new, starting with a single-family home is a simpler way to learn.

Your Solo 401k can sell and carry the note.  

I look at every single item in the pro forma and imagine that it is complete BS, and see if I can challenge it.

Some houses have so many decorations, misc. items around the house it is difficult to notice when things go missing over time.Hope this helps! 

A single property is simpler to manage, carries lower financial risk, and offers streamlined tax reporting but may generate taxable income sooner.

Giving them a laundry list of items will typically just overwhelm them and create more confusion instead of giving them a smaller step process to get more confidence to get the ball rolling and then they can get into the weeds on their state when they get the contractors out there, have local bids come in, and dial in their plan.