-minor landscapingHere are pictures of the property, and the vacant unit:  Front of Property-No planned changes, except for trimming lawn from now on-https://thumbs.trulia-cdn.com/pictures/thumbs_5/ps...Living Room-No planned changes.  

The plumbing for 4 unit might cost $6,000-$8,000 for per unit cost of $1,500-$2,000.3) One siding/exterior to replace/maintain vs. 4 for SFHs4) Taxes for 4 SFHs combined will be less than taxes for 4 unit (at least in my area)5) One tangible asset to manage vs 4Benefits of investing in 4 SFHs1) Tenants responsible for all utilities2) Tenants responsible for lawn maintenance and snow removal3) Generally, tenants tend to stay longer in a SFH vs an apartment4) More exit options vs 4 unit.

@Brett Russell First of all, the average expense ratio for a multifamily is between 40 to 60% (with management).There are fixed expenses that will NOT change whether your rental income is $650 or $1,650, for example, insurance, trash, lawn care, water & sewer.

I told the tenant that the court officer was coming and everything he owned would be out on the front lawn.

Network with service people, i.e. letter carrier, pool service person, lawn service person, newspaper delivery person, carpet cleaning people, plumbers, etc. 23.

My expenses are property taxes and insurance at $165/month; the tenant pays for utilities and lawn care. 

I use 5% vacancy , 5-8% maintenance  (lawn care is seperate and number depends on condition), 5% capx ( 8% if roof is older).

I am looking at buying a duplex that is already rented but needs some cosmetic upgrades (exterior paint, gutters, lawn care).

Lenders set an artificially low opening bid and then bid it up themselves up to some higher amount (sometimes even as high as a full credit bid). 

There were window, flooring, hvac, plumbers, electrical, construction and painters / sheetrock. even the lawn mowing was contracted.