We have very few regulations regarding this process in our small town besides a party wall agreement and co insurance, but we have also done this in a larger city where they required a POA and some other legal legwork for the duplex so that if needed the units could be sold individually.  

I specialize on larger units (3+ bedrooms).

From there, I would like to scale up into larger multi family as my experience grows.

A quad will cost more per door that anything larger in a comparable area.  

What is your method of choice for investing OOS?

Even if you used that equity to pour into a larger passive multifamily syndication this would make more money for you then the smaller 5-6% that it might cost for the mortgage.

I have a quick question about a career choice.

A few 7000 sqft lots within 3 miles of the new ormc property are listed for $25k, there's a slightly larger one for $40k and I saw a few 10-13acre parcels for under $300k.

It's a win-win situation for both you and the tenants.This will include some tough love...again, if I'm reading this correctly, you're planning on explaining to your new black tenants that their being broke is a choice they've made.

If I were looking to finance a property I could play in the 2.5M price point which is a much larger 10k sq/ft office building.