it's a lot of money and i won't let them get away with it --___--    plus i'm facing serious renovation cost after they moved out, the place was a total wreck :( any good advice or reference would be really appreciated.Side notes: I think the judicial system hate landlords with a passion, I can't understand for the life of me why i need to bring the tenant to court t a second time to ask the judge the same thing we took them to court at the first place, it's ridiculous and frustrating, the system allow people to get away with your money but you can't owe them a penny and this is ******** !!!!!

Yesterday me & a partner closed on 6 separate properties/19 total units!

It's totally possible to buy a small multi family and live in one and rent out the other units.

The theory is simple but getting it done is a totally different game..

They happened to be a portfolio lender and within a day had me approved at only 15% down and a 15 year loan which I was totally ok with.

If both buildings are on the same deed, they can be insured on the same policy.It is common for most standard carriers to not insure more than 4 rental properties or more than 8 units total. 

I have to exchange 215k cash and 118k debt, so I need to either buy two houses at the average price of 220k or one all cash and pay nearly 30% in total California taxes on the debt of 118k.

any way while looking at financing I've come across a bunch of things that seem like total scams and think a place to report and ask if any one has had experience with any of business?

@Bill Dengler - 5+ units require commercial financing which is a totally different approval process. 

Add to that the costs associated with TI's and Repairs and you're usually talking about non-inconsequential amounts of money (for most).My first deal was a purchase for 585k and in total, I had to come up with ~300k cash in Downpayments, TIs, and Repairs.