Informative read about how to plan & prepare to purchase a home.

Does anyone use a tool of some sort to plan out a cash flow tree with rentals? 

In my first fourplex, we planned to tell the tenants that we were the managers.

You're in EAST CL on Coventry for example, well right down the block is SH, two very different worlds 

I have been looking at houses there and I noticed that there is a College there as well.

I would recommend creating a short business synopsis/plan of the property, the numbers, pictures, and comps and send it around to close family and friends that might be interested in lending or partnering.

If your deal is worth less than what you paid for it, then yes, you may well have to bring a lot of cash to the table to refi.

I have a wooden retention wall as attached which is about 30 year old I think from the time when this building was constructed, I have made slope down on right hand side corner last year for landscapers, tenants to go into ditch to cut the grass rather than leave it become mini forest with poison ivy plants as well there.

The good news is that rents are high and climbing which supports a lot of the current properties but not some of what people are asking as @Jeff Rappaport has indicated as well. 

We originally planned for this to be a mid-term rental, but when my grandma wanted to move, we offered it to her instead for minimal cash flow.