Again, I want to make things right for my tenant, I just don't know how much of it should be at my expense and how to handle it in a way that will close out the matter completely.

So this property needs some work (cosmetic, paint, updated fixtures, landscape, hip styling) and I can get a loan for it and pay for the rehab expenses out of pocket.

One way or another, however, the investors must work to pay down loans, increase rents and decrease expenses wherever possible.

Are you able to sell your current property and buy a flat that you could house hack to offset your monthly living expenses?  

When I'm underwriting potential apartment deals, one of the first things I look for is high expenses/ poor management.

In addition to that, banks will only finance against the "lot rent" component of rented mobile homes on land.A $150,000 Park would need about 12 homes with a lot rent of $200 per month assuming a 50% expense ratio and 10% capitalization rate.If none of this makes sense to you I would highly recommend the Mobile Home University Due Diligence Manual.  

Final sales price was $138,000 and after all expenses we netted only $15,488.  

On the other hand 4 family Houses are more expensive than Single Family (specially in Brooklyn).

If you are new at this it is worth the cost of paperwork rather then the expensive cost of a hard lesson learned and getting burned.

I realize that is an expensive proposition here in Puget Sound, so I'm gravitating towards starting with flipping lower end properties in Snohomish and Pierce Counties while keeping eye out for buy and hold opportunities.