That may have caused small multis to look comparatively less attractive, when that is not necessarily the case.

Hello!My husband and I own 3 multi family properties. We found an amazing deal nearby that we want to BRRRR. We have the cash to purchase and rehab. However, my husband just took a part-time job as we’re making the tr...

Sometimes it happens and sometimes it does not.In this case, the cash-on-cash return on the 4-unit must be terrible, but the 3-unit sounds like it could be attractive. 

(I've considered non-attorney alternatives that provide entity formation services, but prefer not to use those.)

It seemed to attract tenants that thought I was desperate and willing to overlook qualifications listed in ad.

You should be able to get a 30 yr fixed rate at pretty attractive terms.

More imply put, junk properties attract junk tenants. 

Here is a quote I heard from Hal Elrod “Your level of success will rarely exceed your level of personal development because success is something that you attract by the person you become”Here is my list of the top books that have made the greatest impact on me so far, and I would like to recommend:The Miracle Morning by Hal ElrodThe Book on Rental Property Investing by Brandon TurnerThe Book on Managing Rental Properties by Brandon and Heather TurnerRich Dad Poor Dad by Robert KiyosakiThe Compound Effect by Darren HardyBuy Rent Rehab Refinance Repeat by David GreeneMaxout your Life by Ed MylettThe Book on Tax Strategies by Amanda HanThe Five Love Languages by Gary ChapmanThe Ultimate Self-Directed IRA by Jeff AstorEnjoy, learn, and most importantly take action!!

Alternatively, would you choose to keep these expenses since an HOC could in theory require a 1x fee if they are short on funds and need to do a major project like replace the windows, pave the parking lots, etc?

Overall incorporating a beach theme to attract vacationers.