Good thing I didn’t specify upper limit 😀

Due to the VAs loan entitlement limits I can purchase up to $312,000 without a down payment.My home has gone up in value quite a bit in the last 2 years and I believe (will obviously get an appraisal to know for sure) it is worth $205,000.

Well, a year is coming up, so now I am looking for a quad again to do that, but the inventory is so limited, and the ones that are available now aren't really in the area I want or the price range I think they're worth to make sense for me.  

If you are looking for something newer there is a limited supply of 6 unit apartment buildings built in the 50's-60's as well as an abundance of 1950's-1960's single family bungalows built in a lot of the suburbs.

Pay $10 and the limit doubles and you can accept online rent payments.Cozy.co is similar.Search this forum or Google for "Property Management Software" and you'll find a plethora of informative threads.

You can try limited guarantees based on percentage of ownership, sometimes you can negotiate with the bank.  

Being from the UK, where the market is quite limited I tend to do most of my work with an international group of people.

Cash flow is better in the city limits, but then you have to deal with the city and the tenants and limited future appreciation, and limited future buyers.

Limited Inventory. 

Its a basement apartment in a 1958 built triplex. natural light is limited. walls are light gray and trim is white. floor is concrete and a darker grey.