I was really into it when I first bought them and thought I would keep buying more, but now I lost the interest.I chose 4plexes because of volumes of scale (1 tenant turnover doesn't mean I am losing money that month), mortgage implications (easier to just get a personal mortgage, with 5unit and up you need commercial mortgage), and I thought it would be easier to manage.2 of the 4plexes are in Indiana and 1 is in Pennsylvania.

I have taken courses on buying apartments, but think I need to scale back and start looking at 2-4 units locally before I jump into something bigger.

While I'm currently working two rentals (acquired through HUD) and one fix-and-flip in the city, I'm passionate about learning commercial multi-family, bulk REO dealing and raising the scale of my current operation.

Most of them are made by the same manufacturer anyway.

If I was first starting out again I would start small then scale up, I had to learn this the hard way.

I mean the podcasts, blogs, and forums are WAY higher up on the value scale than any of Rich Dads trainings.I mean the Rich Dad coach was teaching people who must have dished out thousands what subject tos and land trusts were.

economies of scale... the theory is "better to make $50 at 20 different places than 2 properties making $500 each".

Thank you.I was thinking about option #3 & #4.unfortunately the architect seems to be charging a significant amount for any design changes, that's what lead to the failure to communicate in the beginning.Here's some numbers:Floor Plan Existing 1,085 SFFloor Plan Addition 1,183 SF2-Garage 441 SFDesign Cost Rough $10,000No scope of work define and No specifications.needless to say the Architect of record is no longer associated with this project.I think I will approach them with option #4 to scale the scope of work down, and incorporate option #3 to find way and cut cost.Thanks You very much.very Helpful.Cheers

I'm going to try to get a picture of the plates on the manufactured so my title company can do some research.  

I don't mind starting small to learn the game then scale up.