Traffic/congestion may be a factor.  

I've ran the number a million ways but maybe there's something I'm not factoring in. 

I'm a newbie myself but the main factors are the purchase price and neighborhood rents.

I know that each area is different and it's impossible to isolate one factor.  

HI Tom,I've done plenty of these on the lender end and investor end as well.If you go the FHA route which is the least down payment option you'll only need 3.5% down and will need to adhere to:- min 3 months cash reserves based on the proposed monthly payment- gross rents on all 4 units X 75% factor must be equal or greater than the total monthly payment of the property (PITIA - I found out this not include HOA in this formula as we had a fourplex with a HOA once too).

Oooook, so let's see if we can do that AND hack your FICO score at the same time:Remember that credit utilization ratio is a FICO score factor, and it's recalculated every month or so.

If you have a great deal ,the costs of Hard Money verses losing the deal due to time factors would be the choice.

Rhett Tullis with Integrity.

Integrity Construction came in and got Nationwide to replace the whole roof!  

Oh yeah, there's that pesky risk factor which means you may end up with $0.