(NOLO, Form Your Own Limited Liability Company, Anthony Mancuso). 

@Sandro DeAngelis, Your options are limited. 

Vacancy and turnover will really limit your success in this category.

City workers have to live within city limits so you'll always have great potential tenants in fireman, police officers, teachers and park district employees. 

From personal experience I can tell you with full confidence the only thing that can stop you from success are limiting beliefs.

Not necessarily impossible, but by far the easiest way people get those properties is putting down the necessary capital (cash) on the property to purchase it.Once you get a taste of investing, the most limiting thing will always be your own cash. 

100% what Marshall said. not too sure how else to go about it with limited funds

Also a good caution to try and limit the time spent with buyer - agreement would likely be they can pick from a pre-selected set of options (or worst case, my partner the builder is fine with managing the coddling part)@Bryan Devitt agree, I've seen it done a lot around here as well.

I was exploring some of the other 3% down non-FHA loans, but it appears they also have a 4 unit limit.  

These will include but not limited to: HML, contractors, title insurance companies, mortgage lender, RE attorneys, and etc...