Mark 4s would move the needle my biggest concern is if rates go up enough to push me cash negative at end of first term (5-7 years).I would like to get 4 unit or more of above average quality and rent price property.I believe on what little research i have done i could make a deal like this happen as far as qualifying for a loan and having down payment.

I know it's been done but I think if you are doing c class and sometime b- it will be tough.A class tends to have less problems and better quality tenants and less work, so it might be possible, But then you may not get the returns you want for cash flow.

As a realtor I make recommendations on lenders, attorneys, mortgage brokers, inspectors, etc if my client asks and I only recommend people I have used myself so I can trust the quality of service they will get.

Can't remember the audio book I listened to years ago but it said don't rely on a pension.

My name is James, I found BiggerPockets by listening to podcasts and recently buying Brandon Turner's book (audio version) "The Book on Rental Property Investing" I am taking action and jumping into the arena after talking and dreaming about it for years.

Originally my tenant had been approved for 2 older basset hounds (outside only dogs) for which, upon move in, he paid to have my backyard fenced himself with a rather quality plank farm fencing.  

We've found that HUD estimates tend to be low for repairs especially when considering what kind of quality you really want in the property.You need to factor in any potential CAPEX, maintenance, common area utilities, water & potential reserves (Reserves are really there to cover CAPEX items)

QUALITY of the PM is paramount, but 13-15% is way way to high. 

There is no requirement to make contributions each and every year, and many startups setup a 401k plan before they are profitable as a means to attract quality employees.  

THAT will help you get better quality tenants in the short term.