If they have a mortgage with equity you can sometimes do partial 2nd liens from the seller but we will keep it simple and say that they own it outright. 

I am sure $20K in legal fees, recording, and reserves would be needed to do that.So, keep it simple and build a 5-plex or 6-plex of side by side townhomes that an investor would love to buy because the rents support the value.

It is really simple math.  

I have very simple but extremely "it all depends" kind of questions, but if I provide these following details perhaps the answers can be black and white and not so grey.Ok so I'm a starting investor and my essential goal is to own ten 4-unit buildings (40 units total), and cash flow $10,000 a month, clean income after all expenses.

It's actually not that simple. 

Draw up a simple partnership agreement so you actually do have a partners, you can have a dozen partners.

Often instead of just a simple eviction you are dealing with a foreclosure here in oklahoma.  

Converting unmotivated sellers into sellers is simple and one of the hugest opportunities in real estate!!!

That said, I would also encourage you to set up a simple operating agreement.

Then pass those out to people who work simple jobs at convenience stores, grocery stores, etc...