My timeline is beginning to compress as my tour approaches it's end.My hope is for a 4-plex less than $400K and a 10% cap rate(which I'm realizing is a high expectation) in as close as possible to move in condition without all units occupied(I'll have to live in one to satisfy the VA requirement).

Tom GoansI couldn't agree more...BUTto get here I used a lot of leverage & in those days debt was @ 18%.There is nothing more satisfying than to be heavily invested & yet be completely debt free @ an early age.

This should be much more satisfying since 75% of 125,000 value will be $93,750 loan amount and the payment for this with around 4.625% will be $ 482 per month + tax & Ins and you would still cashflow quite nicely while obtaining all your money and "then some," back.

I really should do more tax prep, but it's way down my list of satisfying work.  

, and I told them I screen tenants closely and maintain my units, and while it does happen, those horror stories may be more Hollywood than reality for the careful small scale landlord (and so ended my publicity tour).....So I am definitely convinced a landlord reality show is not in the mix (scenes of me painting walls, cleaning and turning around units, highly satisfied long term tenants, move in, move out,  a snoozer, low ratings).....

I recommended to use a property company management to manage it for you.But you must find that company those fulfil all of your needs and make you satisfy.

And if the company is up front, but you are not fully satisfied, then you can always decide not to do business.The main thing for you as a consumer is to know exactly what you want and be comfortable with taking a while to find it.  

How satisfied are you with their service?

What does anyone know about Pay for Delete (PFD) letters or other avenues to not restore this debt but find a way to satisfy it sooner without extending the time it lingers on my account.

Over the past year we have brought in our own property management team and have made many changes to better satisfy the tenants moving into the homes and also our investors.