If I had this property in front of me, and someone wanted me to make an offer on it, I would make very sure I included one extremely important thing in my offer...invisible ink. 

That’s extremely helpful.

Multifamily properties are extremely popular right now, so finding a 4plex will be difficult (at least in Knox & Chat).

The one thing that I'd warn against about my experience with Philly is that the market can be extremely block to block.

I take an extremely conservative approach.

Otherwise, if this is an extremely "crunched" area in your local market you may try looking through some more creative lenses, like "homes with 2 kitchens" or homes with a casita/Mother-in-law/ADU. 

With my and wife and I both being extremely CDO (i.e., that’s OCD in alphabetical order, in case you were wondering), I was at our property several times a week picking up trash outside, waving and saying how to our tenants that would pass by and asking them if they needed anything.

I've seen my buyers waive contingencies pretty frequently in San Francisco, simply because that market is extremely competitive and the DOM are fast.

As long as the roof has enough life you can be fine with 3-5k to start in my opinion. 10k is also extremely high for closing costs on a conventional loan...

This is extremely thorough!