I also reached out to some of the investors and they seem interested in it but how do we go about with the transaction?

Run your cash flow numbers over the next few years and see how long it takes you to hit 20% in equity (don't forget transaction costs), and there is your target date for the refinance.A 4-plex is considered a residential loan vs. a commercial loan for your 40-unit, which are structured very different and won't have as many low/no money down options.Sounds like a great opportunity! 

Csh transactions are less complicated and close faster than a sale using traditional forms of financing, also in markets where houses are inexpensive a wholesale deal might be for an amount so small that you wouldn't be able to get a traditional mortgage.

I actually don't want to do much direct mail, just letters for probate and maybe some postcards to tired landlords.Video clips, short ones, are 'probably' a little more effective, at least to start. 

Which is totally crazy to ask of your tenants, I think.The only con may be that lots of online rent payment platforms have crazy high fees (one of my tenants used to pay a $22 processing fee to his old apartment), but there are plenty of options that are free or otherwise affordable.Right now I use Roof, which costs $2/transaction.

You as a landlord have considerable leverage in the transaction.

I’m currently employed as a mergers and acquisitions intern at a management consulting firm focused on the architecture, engineering and construction industries and I support both buy and sell-side transactions, but my passion lies within the real estate industry. 

You don't want rentals on the street you live on for an easy understanding of how effects actual value.Look in predominantly tenant occupied areas where it's accepted as the standard & rent drives demand not agent listed value. 

Rick Scott signed a bill that goes into effect in a month and a half that changes the states definition of telephone sale to include voicemail transmission, closing up the loophole RVM thrives within in that state. 

I feel that for purposes of transparency, both transactions should be shown on my owner's statement so that I can see that the practice is taking place.