Quote from @Erik Estrada: You are better off saving the money, as 15-20% down is the norm for investment property financing.

-While rent would be more expensive month by month, the idea of being able to take my equity out of my home and also being able to reduce annual repair costs, property taxes, etc. does seem appealing to me. 

If you can’t do a 1031 to a non-income tax state, figure out a year when you will have lower income and tax rates ar as low as possible.

Write it up to an education, spend some time sharpening your support team (particularly in the trades) and start thinking about how you can do it again!

This would help you get going.You might be able to make these a  little nicer and force appreciation and a little higher rent.Either way rents will go up over time and the mortgage with remain constant.Maybe even make one unit a STR which could see higher income.I'd be ok with break even or a little bit negative on a Quad given you have 4 properties in one.If you're only breaking even you still have depreciation and other tax write off to help you out.I usually make people 3 offers.

I purchased my first investment property through an online auction for delinquent property tax.

@Drake BackmanBigger Pockets is a great place to find a tax strategist specializing in real estate taxation.A good real estate tax strategist can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding a tax  strategist specializing in real estate taxation, business taxation, financial planning and tax planning.Consider working with your tax strategist remotely to expand your options.I would also recommend looking for a tax strategist willing to work with you throughout the year.

Meanwhile, the seasoned pros move fast—because they understand that in real estate, certainty beats perfection.What catches most rookies off guard?

He owns 1031 Federal Exchange and is also a tax attorney. 

Some are owned by my ROTH IRA and are making tax free cashflow.