But I have a small nest egg that I'm ready to use now to invest in *preferably* a quadruplex that I can be an owner occupant at least for a year or two.But I'm here in Atlanta and I can forget about investing my less than $100k in a quad only because there doesn't seem to be any for sale that cheap.

To give myself a maximum price of what I can buy, I’ve been basing it off of the monthly mortgage that I’d prefer to stay at or under ($1600).

Guidance from the city is a strong preference for a development that will blend in with the surrounding duplexes.

We prefer this to Sparefoot as they stay longer and retention is strong coupled with we charge more than others in the market.

We are debt free with money for down payment if needed, but would prefer not to use our assets.Right now I'm looking to attend meet ups in FT.

I heard a blurb on the radio that they are stopping or pausing new acquisitions because of labor shortages.

Unfortunately, I'll likely have to put 25% down because I can't pick my family up and move, so I know that limits me to an investment loan and way more upfront capital than I'd prefer. 

Would anyone be able to shed some light on their preferred method?  

I would start there as well as checking with other investors in your area to see which ones they prefer to use.

Credit is great and I would prefer OPM.