If you are using the 1% test (rule), that is based on the total price including repairs.

At this rate I should have four houses on my own and three more with the partner by the end of the year and if I can double that total I won't have to work anymore.

Get some totally unrelated hobbies and build your life and travel stories.

I’d say your best bet given your current situation, but a 3% to 5% FHA Home, rent out rooms and live there and you’ll be able to springboard your savings and investing.

Totally agree, my problem is that I'm a complete control freak and think I need to have everything figured out in order to move forward but that's just not realistic.

That’ll be in your appraisal report if that’s the case.I’m this case the seller credit will likely be limited so you’re best bet may just be to ask them to know it off the purchase price.  

The floor area is to be calculated on the basis of total dwelling unit area.

@Amy DeCesare While the areas you mention could certainly benefit from more multi-family units, generally people in the more affluent parts of the state like Washington county oppose such new development, either indirectly through zoning ordinances like minimum lot size and parking requirements that make it almost impossible to build (as @Brandon Ingegneri mentioned), or directly at zoning hearings where neighbors show up and oppose it because that they don't want to change the "character" of their neighborhood.It can be done, but it's far more the exception than the rule and requires big bucks, political savviness, and the ability to make a big bet and absorb the loss if you lose.

“Thanks, it's a 4 plex listing price 435,000, Offer price 415,000, Rental 950 for each unit, 3800 total rental income. 25% downpayment.”

My total investment is right at $53,000.