Some overhead payments(real estate taxes, mortgage interest, depreciation, repairs) are considered personal expenses and potentially itemized while others are business rental expenses.You should consult with your accountant on treatment.

4 - At no time in the above post did you mention anything at all about the following 2 very important prerequisites to moving forward -      a - Your goals (financial)     b - Your current knowledge base5 - ...I guess that's enough for now...but there are more items...I just choose not to mention them at this time since the above list makes the rest of them a moot point.

I found it on Realtor.com and used a traditional real estate agent.

Frank is correct, the other three properties you must have 25% down for traditional financing, although you could maybe seek out private financing.

I deal with more traditional lenders on the residential side so I don't even yet know of anyone in the lending world I could even ask about this locally.

If you buy anything from a single-family to a four family, and you use traditional financing through a bank that has been remarket it through Fannie or Freddie, there are often loan covenants that  State you must be an individual on the loan.

Can someone point me in a direction where I can find these items?

The smartest would have been to have the inspector come prior to closing to get a list of items that need to be addressed and have that as a condition of the sale. 

His other line items I'll ask to only give him enough to get materials and pay him once project starts, and the remaining of the 30% based on work progress, so I can protect my own assets.

So many interesting items it's hard to keep it cohesive.Always new mattresses.