No pressure, I just hate to do all that work and then nobody gets to benefit from it.. hahaI find solid duplexes for under $500k all the time, so staying under your budget is very conceivable. 

For example, you could, conceivably, buy one near the University.

Mastermind groups are built on the idea that we're a product of three things: the people we associate with, the books we read, & the media we listen to.If you're a member of a mastermind group you should be contributing as many positive ideas as you're receiving.The idea of mastermind groups were conceived in Think & Grow Rich by Napoleon Hill which I ironically just wrote a blog post about on my biggerpockets blog.Good luck!

I have never bought a 4 unit that didn't have more than the rent for one unit profit after every conceivable expense as Cashflow.

In a nutshell, conceivably, a tenant would never have to leave unless you could prove in court that they were constituting or causing some incurable situation. 

Have a project that is 5 units all in cost of ~700k but could conceivably be a larger project(more units) if needed to secure the right financing.

I see investors all the time with pre conceived biases and in general they are the least successful. 

They have solutions for all conceivable tile finishes, floors (+heated), drains and wall systems.

The point made is the amount is roughly 4-5% of our median rent.If you set your late fee as a % you will have difficulty persuading a court that it costs double for you to be made whole on late rent of Unit A than it would Unit B because Unit A's rent is twice as much.If Unit A and Unit B are managed via isolated bank accounts, then despite the service charges associated with a dishonoured payment, it is conceivable there will be additional fees and interest associated with overdraft.  

This would have impacted your mother had she tried to become a real estate investor right around the time that you were being conceived.