Also the maximum increases with each unit, $417k is just the cap on a single unit, I believe it jumps to $567k for two units and all the way into the $800k range for a four unit.

@Tobey Porter You are correct that the management fees differ considerably for long term rentals typically a 7%-10% management fee (per moth) + "leasing commission" of 1/2 months rent for a 6 month lease and up to a full months rent for a 1 year lease.For short term rentals the majority of the management fees here on Mau i ranges from 20% and up 35% - and some of the larger companies like the Aston or Outrigger will charge 50%.  

I am looking for homes in the 100-150k range.  

Experienced buyers of lower and mid priced properties may be used to seeing an assignment fee in the $5-7k range, maybe $10k. 

Never heard of it before, but definitely has some pretty unique houses.

My goal is a 4 plex live in 1 rent the other 3. my price range is around 250k I plan on doing an FHA loan and was told that dp + closing costs  would be around 10k.

Your involvement is limited to the sale of the unique "Equitable Interest" in the property which is considered to be property similar to a car, not real property.   

But an individual with their unique risk tolerance is mostly limited by their perceptions instead of reality.  

I own two rentals in Stockton, and I think you will have a hard time finding tenants in that price range.

Land prices range from $2-12 per square foot here.