Interesting article about “Squatters’ Rights” in California; how they originated and their intended purpose vs. how they are currently being taken advantage of.California's Squatter's Enable Tenancy Rights After Just 30 Days, Raising Concerns Among Property Owners About Housing Security

I have a rental home and another person wants to invest $100k and become tic and share in costs profits etc when I receive this money does the irs consider it a sale of the property and taxable or an investment and n’ont taxable?

There’s likely a carrier that’s most aggressive in the city where your 4 unit is located and comparing your premium to that of similar properties  nearby will be the most accurate assessment and point you in the direction of the most aggressive carrier.

I called my property manager and she hadn't set up any tenants, and was set to interview a bunch of people. 

the first property I purchased was in Cleveland back in 2005 a single family that I purchased for  22k cash and i rehabbed it after work and on weekends this property was in the hood I put 12k in it put a tenant in and sold it for 79k to investor who an real estate agent referred me. 

Congrats on getting your first investment property up and running. 

One lender hit one of my clients that I was doing a JV with... for 800 dollar property tax monitoring fee.. really on a 12 month loan.. but what happens is borrowers just focus on the points with no clue to the junk fee's  or using brokers who add fee's and points on top of the actual lenders fee's again bait and switch.

Small town lender familiar with the property.

Just make sure to check local zoning for mixed-use properties before you dive in. 

Definitely run a title report on the property.