Your ability to avoid sinking too much of your capital into Dead Equity by obtaining mortgage loans...without a job, will be key.Now, if you're one of those who are listening to 1994 Carlton Sheets cassettes, with no money in the bank, bad credit, living with mom and dad, but just a desire to purchase, then stop wasting your time and concentrate on finding a job.

Perhaps a discussion with the tenant, giving him a timeline to start paying the lease terms, or to move, giving me lead time to find a new tenant. 

The cash-on-cash return is very appealing and the entry cost is obtainable for me at this time - roughly $150k per 4plex. 

Another good discussion, Daniel!

As Rich Dad Poor Dad indicates the knowledge is priceless and there is no way investing OOS with a PM you obtain the same type of knowledge 2) requires less reliance and trust on others. 

@Rick S.Full discussion of various issues in your situation could be really long, and it's best addressed in a private consultation with a tax expert. 

After discussing with my wife a bit, we both came to the conclusion that location was our top priority.

I’m happy to discuss further, send me a pm if you’re interested.

Hey guysIs there any meetup happening in Folsom, CA where we can catch up and discuss about ideas and the trend....

The solution will depend on various factors that you should consult your RE attorney to discuss.