Root cause was a single tankless system that wasn't sized right to suply the house; maybe there are no tankless for that size ... 

A co-worker of mine owns a single family split level property in Apple valley, MN.

They are still considered to be Single Family Residences.

Normal the price you would be approved for for a single family is not the same as the amount you would be approved for for a 4 plex, although they will probably hesitate giving you a number for a 4 plex without knowing more details about the property you are looking at.  

How do I find an investment minded realtor who is competent w/ mutlis, singles, REO/Foreclosure but can also handle a possible commercial deal?

If the property is currently zoned as single family residential, do we have to apply for a zoning variance?

Should i go for a single family house and built equity?

The recent deals I have looked at locally have most all of the costs for electric and gas installation in a new single-family residential land development deal back-end loaded with impact fees to builders.

We literally have shootings every single day but for some reason this one was all over the new - I think because the victim was innocent and because he was so young.  

-I have read I should return 1 single security deposit to them with all 4 tenants names on the check.