Most lenders require or at least strongly desire investment vehicles to be single purpose/asset

I was considering a similar route but condo fees are super high in the more desirable developments ($800-900/month).  

It was not my peers in the same boat, it was people and services with the means.I believe being late to the game, experiencing the results of poor choices, gave me an immense appreciation for those that are able to help raise others up and gave me the strong desire to become such a person myself, within the community.The way I see it, this business is a means to an end, to be of service.

I read about it 9 years ago, and haven't yet come across any desirable property that fit that rule, even when the real estate market crashed (I'm just a newbie / part time investor, so I search off & on, not full time). 

Glass maybe but has no value unless just a burning desire to save the planet, time is critical.  

Not in medium to high value and high desirability.. you can go to any urban core basically in the upper mid west rust belt and talk yourself in to semi hood houses with no money and no credit all sorts of people want to just get rid of those

House is in rough shape having been completely vandalized and he house next door is also vacant (trying to contact owners about buying this property as well), even though this is in a very desirable area. 

It seems like a lot of houses for sale get multiple offers and sell above the listing price, especially turnkey homes in desirable neighborhoods.

I think it matches how you are thinking about your business, but it doesn't match what your desired acquisition or "disposition" sides are thinking.

Here's the numbers.Rent: $549 per month per unit (their numbers say $585 I think they include coin laundry) - $26,352 annualExpenses: $11,200 total annual (I factored 60% off gross because landlord pays water/trash)Taxes - $2568 annuallyNO I - $15,152List Price: $145,000 (per four plex)Cap Rate: 10.4Located in a desirable neighborhood/great school district surrounded by newer single family houses/condos.I have the capacity to buy #3 or maybe all 4 of the four plexes depending on deal I can get (15-20 % down, 4-5% interest rate on conventional 30 yr.