The code is 10 units or less, but this isn't really applicable to a density assessment it just says what the property is being used for. 

We have already found a property manager and have had contractor bids lined up.Now I think it's important that we can check the construction progress, so our original plan was to move the whole family up to Portland for about a month to oversee it.

@Darson Grantham I am looking to get into wholesale than progress to apartment complexes and commercial.

My question is... how to progress to have the cash for another.

My opinion is assessing markets i.e. only buying in Atlanta, DFW or Phoenix is more pertinent to larger scale properties than single families to 4 families. 

Any insight to progressing to the next step would be great.

@Paul Birkett, while I generally agree with your assessment, I am curious how the performing mortgages are almost all late, when the first has not come yet?

Both parties agree on condition up front, and both agree on condition at end, you are less likely to get pushback if you withhold all or part of the deposit.In your situation, no deposit does not technically mean no liability for damages, but obviously harder to assess, particularly if you don't have any type of documentation of the condition before tenant moved in. 

Here's an in progress (not professional) picture so you get the idea of what kind of house we are talking about.

I also remain as a consultant through the transaction to ensure both parties make progress.