But from what I've observed (and I'm sure you've seen too), only a few new investors, who are more analytical in nature, do this.One of the issues that I've seen again and again is new investors putting together a "spreadsheet" based on their limited understanding, that produces inaccurate or misleading numbers.

So to measure the risk, if you're in R-7 & R-8 it is entirely up to the local councilmember who covers the area as to whether or not they would be willing to introduce the legislation.  

@Vanessa Lule I think your biggest hurdle is getting someone over the barrier that you have limited investing and life experiences.

He will be totally hands off and only role is to provide money.My goal is cash flow and another investment(same as my father).I have limited free cash on a tight budget but have access to a heloc loan for expenses if needed.

Still, considering how difficult it is to find a good real estate focused accountant, limiting your search to local providers usually gives you too few options.Expand your search to include remote CPAs.

If one or more units are vacant, the remaining units often don’t provide enough cash flow to cover expenses, making it harder to meet operating costs.Maintenance costs: A fourplex comes with four times the appliances, plumbing, HVAC systems, and other components to maintain, leading to significantly higher repair and maintenance expenses than single-family homes.If you want to see the detailed calculation, read this BP blog - More Units Doesn’t Mean More Money—Why a Single-Family Home Can Beat a Fourplex.Resale value: Multi-family properties have a limited buyer pool—mainly investors—who base their offers on CAP rates.

Definitely an option in PA, FL you may be limited to 75%.

While cash flow can be limited within the downtown area, there are still excellent opportunities for cash-flowing rentals in surrounding regions.

Cash has no limitations or second parties that can capsize the deal.

That limits LTR possibilities IMHO to some degree.