And ONLY put things under contract that match your buyer’s lists buying criteria.

In your case, you are probably better off buying a break-even deal in Tampa then a deal with $200 cash flow OOS.

Too bad you can't buy something owner-occupied, put 5% down with the best interest rate, live in it for 12 months (and fix it up), rent it out and repeat the cycle.Here's some other info you might find useful:----------------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

I have a certain ratio per100 headcount (not households, not age, not sex) I use when decidingto buy or build in a town.

If you ever have the time and feel comfortable sharing your experiences and tips, I'd be happy to buy you a coffee.

You are correct, buying a four plex is tricky here putting 3.5% down.

How many people have the idea of buying a duplex to live in one side and rent out the other?

I mostly buy and hold. 

*Appreciation in Home Values – Home values in the Phoenix housing market have steadily appreciated making it a prime market for investors looking to buy low, fix up, and sell high.Finding the Right PropertyFinding the right property is key to succeeding in fix-and-flip investments.

Now, if you're buying in the name of the LLC and you're doing a DSCR deal, that will be irrelevant.