But we need a special warranty deed signed by the initial owner, since it was never warrantied to the occupant currently there though he's been in there 4 years.Is there anyway other way to get it done it the occupant doesn't want us to send a mobile notary to the previous owners ?

I have a 4 plex in Akron.  Its 2 buildings on one lot.  The back unit is a duplex with 2 bed/1 bath, 1200 sq ft each.  Front unit is a duplex with 2 bed/1 bath plus a loft area (1800 sq ft ea.) I have had 3 appraisers...

@Ben Mosier do you ever see the hand-written signs that say "handyman special..." with a phone number? 

@Mark your best bet would be to talk to a lender like Chris Griffith at Debtdoesdeals.com who is a veteran and specializes on the VA loan.

Those that specialize in elder care know the ins and outs of this complex process.

@Mindy Bowden AWR has a program officially endorsed by the city of Philadelphia at a cost of about $8 a month to ensure your water and sewer lines. this is special coverage negotiated by the city of Philadelphia which is more extensive than what AWR offers in other places.

So when I got my real estate license, I chose to affiliate myself with a brokerage that specialized in multi-family properties and also had a property management company.

The agents I currently use would be able to tell me that the area isn't "good" and that the rents are high because they are a special state sponsored program (not section 8) that could stop at any time.

I'm looking for a property management company specializing in Student Housing in Tallahassee, Florida. 

I have 5 years+ of experience in the real estate industry, specializing in property management and commercial Real Estate.