For a four family I do not know what condition it is in but i think your vacancy will be higher than 5% as well as your capex and repairs.

Any pro gained from possibly reducing vacancy is eliminated by all the other negatives that come into play such as Inconvenience & or hassle to everyone involved.Showings that do not result in a new tenant do to the house not being presented in the best light.Miscommunications about the exact condition that the home will be in when the new tenant moves in.Delays in the previous tenant moving out which causes delays for the new tenant moving in.

You need to establish a baseline for the condition of each unit at the time of purchase.

I recently graduated college and started my career as a mechanical engineer and have recently decided that while I love my job I don't want to work for the rest of my life, and real estate investing makes the most sense to me in order to gain financial freedom before I turn 60.I have been reading a ton of real estate books and discovered the bigger pockets book on rental property investing which gave me a great introduction to all the topics and possibilities in real estate.

Property was in better than decent condition.

Property was in better than decent condition.

This may be an unpopular opinion on a real estate forum (especially given that two other agents posted before me), but you always want to have cash reserves for life's surprises.

You need to be able to purchase the property and have a reserve to handle what life throws at you.

I’m not sure what the property is  worth, whose positioned in first and what the condition of the property is, but consider leveling with the client using an attorney first. 

I’m thinking of selling life insurance part time to save money or should I just put all my focus on real estate?