So I saw a house and it was nice minimal work is needed.

@Jason Fraser - Sorry for the delay.  

Or do you prefer to place it at the end of the counter to allow for a continuous counter with perhaps part of the stove exposed at the endHere the stove it in the center of the counter with minimal continuous counter space.

Taxes can be minimized or deferred, but not avoided.

There is a delayed financing guideline for such a situation with many banks (not all follow this though).

A property with termites, although you still are not sure of that, is a minimal one. 

I think I'll see what deals he comes up with and consider loaning some of the money I have if it's a great deal, keeping a reserve so I'm not in trouble if things get delayed. 

While working on increasing your income and minimizing expenses I would focus on finding lenders.You might not be able to get the financing for a pricey property like a 4-plex so you might want to look at a duplex or investor friendly lenders that lend solely based on the asset.

On a performing loan which is professionally serviced, the exposure is minimal. 

Modification of notes seasoned after 6 months minimally preferable 12 months can be sold off in bulk from 70 plus cents.