There’s been lots of good posts on this thread, including many opinions I don’t NOT necessarily agree with.  

I can build a 4-plex, four two story units side by side, with a total of about 5000sf for about $1m, land included.

I'm still here trying to help people and that includes you (if you are open to it). 

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

So eventually this negative cash flow property becomes cash flow positive and pays for itself including property taxes, hoa, mortgage etc.Trying to calculate how bad is my investment here or should i sell out if there is appreciation 

I have been digesting all things Real Estate so right now I am working to lower my DTI while saving at least 6-7% for the Owner Occupant down payment (to include closing cost, etc.).

Unlike banks, which offer limited loan options, brokers have access to a wide network of lenders, including niche and non-traditional financing sources.Here’s what they do:Assess your financial situation to determine your borrowing power.Compare multiple loan products to find the most favorable terms.Negotiate rates and terms with lenders on your behalf.Guide you through the application process, ensuring you meet all requirements.Example: Suppose you have a lower credit score or unconventional income sources.

If not, I have included an article below that sheds light. 

Their expansion is a $96 million dollar expansion, but doesn't include any housing for their students.

we are not immune no one is myself included..