Multi unit changed the math for me in some calculations.One exception to the rule above is syndicating with a PM who also is an LP and receives management fees as a percentage of profits (rather than typical PM fees).

This is why FSBO deals have a higher fallout rate and end up in litigation more often than typical transactions.

Welcome @Willie EshePensacola has a strong market for small multifamily(2-4 units) properties but typically not enough inventory. 

It's essential to recognize that all investments carry assumptions and risks, but informed decisions are based on historical data and trends.

Which is very important, and hard to achieve with a person you just met (leads, open houses, Facebook groups) While you may work with 'strangers' from these groups in your career, typically you will work with folks you already have a relationship with.

But, similar to an sfr adjusted up for a 2nd unit, this is typically not the most reliable method.

Your estoppel is probably going to essentially be a negotiation with these tenants to come to terms you both agree with.

OdorXit Concentrate is essential oils and water, no need to be out of the house, just spray it on the odor.  

All 3 typically have different requirements. 

Have you looked into purchasing property that has an essential repairs estimate?