My price range is about 85K to 100K and I am looking into metro west and the areas near attraction.

Cost of being lazy either expect your tools to go missing to take them with when you leave job site.The worker bees don't lock up well, window open, service doors, patio doors left unlocked and the more visible the project the more jerks it will attract. 

I own 8 other properties under my personal name.Right now I want to buy a primary for myself but recently I just saw an attractive 4 unit go up that I was to buy conventional to rent out.

She would have to sell it at a discount - since the note would not be seasoned - the discount would be higher.The note should be attractive to a note buyer - some points;Short term balloon - 3-5 years - could be amortized for moreAn attractive interest rate 6-10%Additional collateral from buyer (mortgagor) you could build in release clauses If she needs $30,000 - make the note for $35,000 (to cover the discount)Get credit reference from buyerGet real estate history and field experience of buyerCreate first mortgage - not a secondNote should be non-assignable or assumableAll of the above will help sell the noteAdvertise for NOTE BUYER -  make calls - go to the internet - run ads in legal papers, contact REIA's in the area.Additional she could keep the note for a year to season it - that would help with the history of payments.Good luck

The chicken was both the bait or attraction for the dog and the fuel, complete with grease and all.  

. - I created an ad with bright, attractive furnished and unfurnished pictures of the house.

@Chris Oei - Well then, maybe this neighborhood investment opportunity could be spread among the SinCity, Las Vegas, and Henderson REI, REA, and REIclubs enough to attract a concerted and coordinated effort (to not artificially raise prices) resulting a sharing of the wealth and a more valuable neighborhood.  

Having a solid emergency fund as well as eliminating any unnecessary debt will allow you to put more money aside for REI and will make you a more attractive borrower to lenders. 

Matt,If you can get into MF syndication deals in more attractive markets that would be one way.  

Trust me a small property like this won't attract any joint venture partners.