If you want to stay in the suburbs, your only real option is henrietta due to lower taxes from the malls. 

From here there are a couple options for a low Appraisal, either the Seller can lower their price to the Appraised amount and the deal will continue or they can ask you to personally bring extra cash to the table in order to close.

I have a decent credit score (>750) but my brother has a much lower score (low 600's) due to some medical debt he incurred many years ago.

Well, for 5-plex, a commercial loan is needed, that is why I am opting for a 4-plex for now to get a conventional loan and lower down payment.I am looking for a realtor that I could work with, knows the central valley area and contractor/s for a  fixer-upper property to work with.Any advice, suggestions, or knowledge about a potential 4-plex investment property would be greatly appreciated.Thank you very much,Timz

Which is why I always recommend some key points to include in your selection and due diligence:Avoid lower cost homes and low income areas .

You will have a better chance of getting financing, distribute the inherent risk of real estate investing, and have multiple incomes to pay rent (lowering your contribution towards rent).However, you would be wise to have a in-depth discussion about this with any partner you take on.

if I was in this situation and was worried about the appraisal coming in a little lower than the "cash" offer I would counter that I would accept the cash offer with no stipulations - meaning no inspection, no appraisal (as is) and see where they land.

But, why would an agent take an offer lower than all the other offers so that you can wholesale it to your buyers?

Hello everyone, has anyone had any good experiences with general contractors in Yonkers or the lower Westchester area.

This in turn lowers the amount of your reinvestment requirement for the 1031.