I once worked for a guy who would look up foreclosure/sheriff sale records, then go to the properties, break in, and do his own "inspections" before attending the auction!

You may even get a break on the fines since you are young.

But actually, if you are living in an owner-occupied 4-plex that breaks even with you living in it, then you are much better off than somebody with monthly mortgage on a SFR or even somebody paying a normal rent rate.  

I think choosing the right brokerage to start out with will make or break you in real estate.

I learned from on landlord on BP that charges a break lease fee that is almost close to the rent amount, thus allowing him to legally keep the security deposit in the case that the tenant breaks the lease.

How safe secure from breaking is everything currently?

I was able to owner finance and my favorite method was low down say a few grand.. and ZERO % interest carry with higher than normal payments but enough that the buyer could break even on cash flow if they managed them themselves...

I avoid areas with high crime due to lower quality of tenants and increase in property break-ins.

I break in plenty (if a window is open or something).Selling its worth losing some appliances once every 10 years versus driving to a house to show every Looky Lou that comes around.Maybe you're in rougher areas than I work, but I have way more trouble with contractors stealing from me than I ever have with buyers.

As a buy&hold investor, I'm sorry to break it to you, but unless you can deliver a clear title with title insurance at coe, I could not make an offer.