In the military as I visited different units as the chaplain, most would voice the same sentiment in a round about way, "the only way the mission succeeds is based on what we do and without us their would be mission failure." 

I would say it really doesn’t  mean much unless you have at least 10 units.  

It is going to cost a bunch to separate the electric meters and make it two units.

Do I just need to look harder or is what I am hearing mostly geared toward the 50+ unit deals? 

Ok, so definitely not looking for legal advice here....But...I know someone who has sold a business in Puerto Rico (7-figure sale) and is looking to move that money to the United States permanently.

They lend nationwide and in both Maine and Arkansas..I believe up to 26 units..Good luck!

For BRRR connect with @Joseph Chiofalo can probably help you utilize some of your equity positions with investor friendly HELOC and definitely help with low down payment 1-4 units. 

So the place is sitting there vacant, he asked if he could move the 30 days back and pay for partial of July which I tried to shoot down but the lease says 60 days so they legally can stay another month.I went to the unit to inspect it yesterday with his permission.

As title states am interested in purchasing a 4-plex, owner occupying one unit and renting the 3 other.

If not, buy a 2-4 family to rent out the other units or buy a 1-family and rent out the other rooms.