@James Holmes Welcome to BP and congrats on getting your start in RE even if it involved a purchase that maybe was not an ideal move, it is still getting in and starting.

Could be a factor at play.

I would like to get into rental properties specifically of the multifamily nature (quads would be ideal for me). 

If we do not find a better alternative we will need to change accounts to SDCCU (which has a good reputation (much better than Wells Fargo which has a terrible reputation), it is just a pain to switch).So we are trying to figure out our options ideally in the next few days because if we have to switch banks there is a fair amount of work (our Property payments are all automated: mortgage, water, trash, etc. as well as we have to get the new payment method to all of our tenants that use the direct deposit).We did consider Paypal but some of our tenants are not IT literate (even though they pay a lot for rent they do not have extra money for smart phones or PCs).I will talk to my property management partners about the option of not switching banks and requiring the tenants to send money orders to the PO box. 

Also being awakened by them has been spectacular - nothing beats being jarred awake at 6:15am by a toddlers screaming at the top of their lungs horse playing in the front yard.

Ideally, you will be able to find recently (last 6 months, or even the last few weeks) sold properties (at least three) that are as identical in features (style, beds, baths, square footage, lot size, condition) in the same neighborhood as your subject property. 

Small details make a small difference in the effectiveness of a marketing campaign.You don't tune an instrument that you are not playing.

You have to refinance to get rid of it.If it’s conventional once I hit 20 percent (which isn’t long since I deal with cheaper properties) I just get it removed

Obviously, it would be ideal for me to know when they receive a NOD, but I don't know how to obtain that information.

Incentive of some sort for tenants who constantly pay their rent on time or are the "ideal" tenant?