Also I know I can drive for dollars but are there any other ways I can find properties or how can I get a good idea of what area I should even be driving to?

I’m currently driving for dollars and I find homes that are vacant with boarded up windows.

I had factored in repairs, closing, no commission due to no real estate involved....What would be considered a better spread?

Leverage other people's money, your time, your drive, partnerships, etc.

She has a full time job and we have 3 kids, so I found other things she enjoyed about real estate to get her involved (and talked about it constantly).For example, I found she loves looking through the MLS and driving for dollars together, so I really latched onto that. 

I have received much interest, and decided to just have an open house for a few hours to show the place to prospective tenants and collect applications, rather than trying to meet with individuals one by one (so I'm not driving across town everyday for a showing and dealing with people who are no longer interested, not qualified, or don't show up at all).

Drive by, street by street to get a good feel.

Driving for dollars, attending REIAs, you name it and I've most likely dabbled with it in some form or another.

I am under contract on a quadplex near a university that is 4 hour drive from me.

If you don't at least take this into account in your discussion and factor those in the seller will most likely totally blow off your offer as it would not seem well thought out and defensible.The other thing I would check on the tax assessed value is it one PID, sometimes they will split it into 2 PIDS, 1 house and 1 other land.Just thoughts.