Late rent and shenanigans will no longer be tolerated or evictions will be handed out

I mean build my house with my own hands just like my dad.

I know that probably doesn’t answer all your questions but from our standpoint, we only do multi family, mobile homes and just a hand full of SF residences..we have never had a 4plex where every renter moved out at the same time, so relatively safe as far as that goes, much more than a SF that you cash flow is zero or neg when a tenant moves.

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@Igor Messano Thanks for the clarification...there is no constant here...you're in the hands of the association...typically most condo owners simply own what's between the 4-walls...failing structure has nothing to do with you, but at the same time it has everything to do with you.I think this is just a step-by-step path that you are already venturing down.

get a foreclosure, if you doing the work yourself, you'll have an upper hand on the competition cause your margins will be higher.  

If you expand your search to Alameda County (specifically Oakland) - there are TONS of 2-4 unit opportunities (and even a handful of 5+ units) for investors under $1m.

The HGTV crowd who hand everything off to a GC is dead in the water - they're simply making the contractor money and hardly any themselves. 

They cannot hand you a check on the first and expect to get occupancy, payment has to have cleared.  

I tried my hand at listing agent/wholesaler strategy but didn't treat it like a full time occupation, which it is if you plan to have any success.