I think the best you can hope for is breaking even on a retail house with a traditional mortgage. 

Still would be interested one day, but at current, focusing investing in other "traditional" methods.

Keep the 4plex (don't slaughter your cow, milk it), and pull equity out via a traditional refinance, or (preferably) a HELOC.

I am writing as a) an attorney who represents both private lenders and borrowers (both traditional and self-directed IRA borrowers/lenders) and "regular" lenders (e.g., banks), b) a partner in a RE investment private lending company and, c) a RE investor for many years.I have given numerous presentations on private lending to local (Phila-area) RE investment groups over the past 10 years and I am always amazed at how loose private lenders will be with tens of thousands--or more often, over $100,000-- of their hard-earned money.  

While I think a good number of companies will relax their work from home policies, and newer companies (start-ups, small businesses, etc.) will re-think the traditional 9-5 structure, I don’t think the traditional 9-5 way of doing things will disappear anytime soon.

I've got to start from scratch with a four-plex so could be interested in short-term rental or traditional renters.

@Ryan Swigart at least in my area a termite inspector is held to a much higher standard than a traditional inspector, so I'd check your local regulations to see if this is also the case where you are, however if the severe damage was almost entirely behind the drywall nobody would have found it because people don't tear down walls to check for termites.

If rebab, do yall do hard money or just traditional finance/refi after the money is seasoned? 

Tenants are on the move, looking to rent, and virtual showings have been the name of the game since COVID effected traditional business operations.

40%  Who knows what it will be, but the point I want to illustrate is that because 401k and traditional IRA accounts are taxed on the backend, the security of the $1 in the account is really determined by the same entity that can decide to pause rents for a year.