So maybe no need to make this harder than it is -- just find some cashflow properties you like (that won't lose much value when the downturn hits) and hire a good property manager, so that you are not dealing with tenants and toilets. 

Your CPA and attorney together can advise on best entity type for optimal tax efficiency.

I'm obviously not set on a 4plex as that's more of the most ideal/efficient situation possible. 

They seem relatively easy to maintain, very efficient, and here in Alaska, I feel like a lot of people try to minimize their footprint and expenses so they can buy more toys.

My first multi (with partners) is a 62 unit going through a full rehab, hit me up if you want to chat about that process.

This was an exception as its very close and I have another property a mile up the road (right where 288 hits 610).Good luck!

Once it hits foreclosure is it to late to offer to buy his debt And get him out of foreclosure?

So if anyone wants to work with me please hit me up here and hopefully we can meet up and move forward and form an awesome team and lasting friendship.

In order to cash flow you'll likely have to hit the 1% rule.

Critical issues will be taken care of quickly and efficiently.