Part of the problem is the whole manufactured housing industry is a niche industry, and the volume of prospective buyers for anything is far lower than what one would expect in the mass market, so the need to charge more per customer is greater.If I were qualified to write a book on buying and owning apartment complexes - which I am not - I might expect to sell 50,000 copies.

Soft-pull is usually you checking your own credit, or when some lender "pre-qualifies" you for an offer when they mass-mail.

I would like to lay out a scenario, and see you guys flex your BP muscles and show me the way. 

After you know all those laws, I would talk with the seller about notifying the tenant that you will only (this can be done through the contract) be purchasing the property if they evict the tenant in the time period of escrow, and the unit needs to be investigated while in escrow, or you want a reduction in price due to the lack of knowledge of that unit.I have inherited a tenant and California is way different and more strict with tenant/landlord laws than most states, but luckily the tenant left without too much muscle (figuratively speaking).

We are in Mass and because of that RE is quite pricey which makes for larger down payments.  

If you are worried about someone trying to muscle you out of your deal or out bid you after your seller signs it you can have them sign it with a notary and have that purchase agreement recorded at the county recorders which would cloud title.

It is not about cash flow.As for appreciation that is uncertain and I can see the day when there may be a mass exodus out hi-rise windows when the markets turn.

I also think the commercial sector will be ok short term with help from banks but if it ends up being a long term shutdown things will get dicey.Let's all hope and pray that this situation gets under control quickly, that a vaccine or effective treatment is quickly developed, and that this mass shutdown of our economy is only short term.  

I can't even call it success since everybody, apart from the necessary losers, is having the same "success" by merely following what the masses are doing.

I would be Leary of 4 plex - you have more expenses typically than just investing in single family - you have to take care of the yard, pool, common area because your tenants will not - it's not enough units to have a manger so you will be the manager - on resale, your limited to pretty much investors only as buyers - single family you have more buyer choices on disposition - if you want to do Multifamily I would start with 59 or more units and take on a passive partner - that way you have critical mass which will justify a manager for you - just recommendation - good luck