I'm considering buying a 4plex, but I came across the evaluation problem as this still counts a residential property, yet very little quads are being sold to derive a reliable number.Any ideas?

Every bit of professionalism counts, when working to close the deal and get the contract signed.

Support is able to run through a checklist to make sure the deletion of a property won't affect incoming payments that a landlord might be counting on.

Steve Babiak's insight on debt to income ratio (DTI) cleared up my thinking that even if I could legally charge myself rent the DTI would count against me for loan purposes anyway.The property is mixed commercial in a rural area and difficult to find comps for appraisals. 

I know there are some threads that have gotten into the double digits in terms of page counts.

If it counts for anything, I'm located in San Diego just in case construction costs vary.

Absolutely.Lastly, I'd be weary of counting on the commission split to make the deal work.

When starting a DM campaign, it could takes a few touches since its a form of re-prospecting monthly. ...You are right on both counts.

So it'd be like $32k downpayment, but minus $20k credit (plus fees, but let's count those out for simple math) means that I'd pay $12k down to the mortgage company and have the extra $20k for the cost of the new roof.

Keep in mind, though, in my market and strategy I'm not counting on positive cash flow to make my profits, it is more like an insurance policy so I can afford to hold it through thick and thin if I need or choose to.