The seller said he prefers M-M because he can evict quickly if they do not pay.

First, I recommend that you leverage your VA loan and find a property that you can house hack, preferably a small residential multi-family.

Was looking at laundromats, and turns out customers prefer them in strips with a dozen stores, rather than smaller commercial properties or free standing ones where they can do something while there clothes are being washed. 

Good morning Michael,For a faster and smoother sale where you can earn top dollar for the property, I'd recommend selling vacant.If you prefer to keep the tenants in place and sell "as-is", you will have to sell at a number that makes sense to a rental property investor in that market.

Also, I can connect you with a few of my preferred lenders here in The Valley that can help you figure out the financing part.

But I have a small nest egg that I'm ready to use now to invest in *preferably* a quadruplex that I can be an owner occupant at least for a year or two.But I'm here in Atlanta and I can forget about investing my less than $100k in a quad only because there doesn't seem to be any for sale that cheap.

To give myself a maximum price of what I can buy, I’ve been basing it off of the monthly mortgage that I’d prefer to stay at or under ($1600).

@Eric OneillThink about putting most of the money in a TIPS etf (Treasury Inflation Protected Security)Look locally for a multi family you can buy and live in using the FHA do that for a year so you get a taste of what being an active investor is like.If you like it start looking for the next one if you hate being a landlord then maybe look for syndications you can invest in as a passive partner.

Guidance from the city is a strong preference for a development that will blend in with the surrounding duplexes.

We prefer this to Sparefoot as they stay longer and retention is strong coupled with we charge more than others in the market.