I have a business where I provide virtual reality film study solutions to college and high school football programs across the country.

If you were not dependent on a refi within a year I would say you would be fine to proceed because values will bounce back and your rental rates should stay stable unless you're buying in a tourism hotspot but there is definitely some uncertainty about the pricing of small multis due to investor jitters, layoffs and the lending environment - if there's no competition for small multi- familys you won't sustain the price you need for the refi.This might be where your overall goal of increasing your wealth trumps your annual goal of a 4plex this year - equally it is only March so there's time yet...Hope this helps.

Eitherway, I hope the BP community is ready to support and encourage the newbies to capitalize on this downturn and to help the established investors that are struggling to find viable solutions to help keep them afloat. 

I don't have the ability to take over the whole loan myself by the way.What are some solutions that would 1.

Easy solution is to buy one house in cash, but I have already had multiple phone calls from local counties with a pressing need for multiple housing.

Hello BP,I've read about several deal finding strategies that include finding lists of properties who are delinquent on payments or taxes, offering a solution to sell and them be rid of the property.I'd like to ask the BP community if this is a valid approach and if so, would you be open to assisting a newbie to the real estate investing world please?

You could always approach them now and offer cash for keys after closing or some other type of solution.

A solution I have used in the past is to make sure all knob and tube wiring is on a 15 Amp breaker.

Like you wrote, there is no "right" solution to these. 

I think calling animal control might be the best solution!