Will you make more money with the 4plex than what you're profiting now?

Are you willing to commit time and money to a house that Realtors have passed over because it wouldn’t be profitable for them to spend time on?  

I'm most particularly a fan of turnkey rentals; more money to be made in rehabbing/ BRRRR

I have zero interest putting money to work in the suburbs.

You would still have your same minimum down payment requirements, so you'd be leaving some money in the deal.

Since currently we are saving money by living with my parents, I would be hoping to use my first purchase as a place we could also live in.

It's extra money again, but more likely to last longer than Formica.

When we flip we use hard money lenders and often use GAP funders to cover what the the HML doesn’t.  

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In some markets and at certain times, it may not make a significant difference compared to the time and money you would put in to do the rehab.* To the same real estate professional, find out their opinion of the area and the current and potential growth and appeal of your property and the neighborhood (market) to potential buyers and renters.