You might consider having an attorney or a sharp Realtor represent you. 

Licensing course, continuing education, E&O insurance, desk fees where you hang your license, MLS dues, Realtor (NAR) dues, etc.It does give you the advantage of having MLS access, but if you have a sharp agent (*ahem...), they can handle that for you - and they'll help you to understand markets, write offers and negotiate deals.FYI - there are a whole lot more 3-plexes on the market than 4-plexes.  

Thanks Quentin Sharpe for the floors (they turned out great!).

Thanks Quentin Sharpe for the floors (they turned out great!).

@Curtis Sharpe I think it makes more sense to buy together and have a contract that favours us both if we were to split up, what do you recomend?

You can actually hold the seller's feet to the fire.If you are not represented by a sharp agent, I'd suggest that you find one. 

@Jeff Cagle you have sharp spidey senses.

I'm always happy to share my thoughts and analysis as it keeps me sharp and abreast of various markets.

@Jeremy Sharp - there is a monthly meetup through the Bluegrass Real Estate Investors Group that happens to be meeting tonight.

If your market it hot or your agent isn't sharp, then don't risk ticking off the seller over a low-ball offer.