Thanks An FHA loan is 3.5% down and you need to live in the house for at least 1 year.

And enjoying it in fact not pouting like why am I having to do this on a Saturday while my wife is at the pool LOL.

I make about 120k a year and will be bringing my girlfriend in who will be paying me rent in this home as I plan on living in one of the units and renting out the other/others (she will have no ownership and understands this she's not what my question is about.).

I really enjoyed the book.

Quote from @Yocheved Beer: Hi all,I have found a house in Lehigh acres Florida for a purchase price e .75 of of the appraised  value and it is for sure a 1 dscr. can I immediately buy this for  0 Dollars down If you live in it you can probably do 3.5% down. 

Your tenants are entitled to quiet enjoyment and from the sounds of it, they are violating the lease. 

Or is it short lived?

As I live in San Diego I'd to start in Southern Cali, at least until I learn the business. 

I would like to buy a property - multi-family hopefully and live in one of the sides. 

As for house-hacking an existing quad, only putting 5% down in this high interest rate environment will almost certainly mean you won't be "living for free" as is the point of house hacking.