I'm hoping year 1 is an anomaly for this property and Y2, Y3 is more like the 4%.

I let the other guys in town try for the max leverage deals.but I am unaware of any lender private or bank that will do 100%  ... what the OP talked about is defiantly an anomaly or they are premier ( high net worth depositers in the bank)

Account ClosedWhat you're seeing is not an anomaly.

We expereinced an anomaly of “temporary” demand from the flood of August 2016 that delayed the expected declines and softening of the rental market.  

Affordability is still very good.I can appreciate your view points on the sub-100k markets, that is an anomaly and by the way not what I would rate a starter home: that's 100-200k depending on where you are in Milwaukee. 

It has always been advertised as a duplex lot, not sure why, as it is an anomaly in this little neighborhood.

But, was that an anomaly?  

Harvey was an anomaly.

I would say your 4-unit is an anomaly, and I'm sure the rest of BP would agree. 

Building a business model around anomalies will drive you crazy... and the "feast or famine" cash flow will force you out of the game soon enough.