My suggestion is to buy a property worth more than $1M since anything cheaper for 4-plex will not be high quality.

Kudos to you for doing something to create a secondary income stream. there are 5 income streams in RE rentals, possibly six if you do things a certain way.The reality here is your model (buy box) is suffering from too high an entry and too high a cost of capital.

•Tenants demand prompt, high-quality service and without caring about cost •Vendors seek to earn as much compensation for their work as possible.Balancing these needs requires thoughtful stewardship, strong communication, and a commitment to fairness.

Strong rental markets with low vacancy rates are ideal for long-term holds, while areas with high ARV growth are great for flips.

Purchased a little too high at the buy (I knew it at the time too), does a little better than breaking even on cashflow, and took too long to rehab.

Maybe the tenant set the thermostat high? 

DSCR loans go up to 80% of the purchase price and depending on the Debt Service Coverage Ratio and your credit score you can expect rates on a 30 yr loan ranging from High 6%- Mid 8%. 

there is tremendous demand for inventory right now, and as you have already found high prices and high rates have hurt cash flow. 

Some hard money lenders lend at pretty high LTVs, leaving little equity buffer to protect your principal.

You have to have exit values of single family homes high enough where build cost can work.