I used to have one many years ago and it never got very hot.

Are there separate gas, electric and water meters for each apartment?

My father in law lives in hot spring and we go visit him once or twice a year.

You mentioned that you've been paying water / sewer for all 4 units. 

For sure PG&E requires this for gas and electric, and I think most jurisdictions require it for water and sewer as well. 

They were the hot topic and states stepped in and started regulating them. 

ON the more risk type product we do land speculation and Land entitlements but the returns blow most any cash flow at the the same dollar amount out of the water..

I generally agree that buying SFH as first investment is an easy way to test the waters; however, if you’re set on REI I suggest buying a duplex or quad.

I wanted to buy a property live in it and then rent it out later on but in the DMV areas the housing market is extremely hot and people bid 20k over asking price on houses that only have 900sqft so I decided to get into Airbnb Rental Arbitrage not only because I'm unable to get a house but mainly because I've always wanted to get into Airbnb Rental Arbitrage but never really gave much thought to it.

A fourplex means four times the appliances, plumbing, HVAC, water heater, and other repairs, driving up maintenance expenses compared to a single family.In Las Vegas, multi-family properties attract transient tenants, like singles or couples without children, who typically stay 1 to 2 years.