@Max Zimmerman You can purchase home with 5% down payment under conventional loan but has to be careful for reserve.  

How much reserves did you guys have for a 4plex?

And I could handle some extra loan payments with my w-2 or cash reserves if it came to that. 

My reservation for Buildium is that it is a web-based system that I'm not too hot on.

The reserve was $55K.

._________________________100% Financing Using Down Payment Reserve:[LENDER] offers an innovative way to assist fix-and-hold real estate investors with their desire to build rental portfolios with little to no cash out of pocket after the refinance is obtained.

If the borrower intends to use the same asset to satisfy financial reserve requirements, the lender must reduce the value of theasset (the account balance, in most cases) by the proceeds from the secured loan and any related fees to determine whether the borrower has sufficient reserves.""

. :) I saved up for a while so I have cash reserves.

Apartment complexes are the natural progression for RE investors after they have earned respectable cash reserves.$100k is a pretty respectable amount to consider investing in an apartment complex( 12 to 25 units perhaps) which gives you lot more benefits with lesser work, due to economics of scale.But apartment complexes are a totally different ball-game compared to single family and requires a knowledge base considerably different to that of single-family knowledge base.Having said that, I know people with sizable cash reserves who jumped right into apartments without touching SF houses.Based on your post, I cannot advise you to invest in apartment complexes because it seems to me you need to get more experience/knowledge under your belt.

If he doesn't have adequate reserves that could really put him under.