It's got a PM @ 10% a month.I am moving back to TX and will be buying an owner occupied (1 unit) 4-plex in the same city as my current rental.

I put in a little work developing a high level scope of work, assigning values and 3 resulting estimates so that I can not only determine what I think it will cost but what the best and worst case scenarios likely are.

If you are looking to buy a primary your kind of stuck but if you focus on a MF 2-4 unit that makes it easier.There are some places in CA that can be used as an STR and not break the bank.

I understand this eliminates the "self sufficiency" test that the FHA requires for 3-4 units - which is great news. 

If the law applies and they have not vacated the unit on the day they provided,  get the sheriff to remove them (squatters no longer are required to be evicted).  

Duplex is a great first step into the REI market if you can buy one that you can put in a little TLC/renovations, you can quickly refinance in as little as 6 months and buy another property keeping it as a rental.Duplex allows you to use the other "Unit" rents to qualify for the loan or higher loan amount.Rent is a waste of money when you look at an amortization schedule and payoff based on a 5 year model your rental has (ZERO) equity and a home has money you can pull out.

Investment Info:Small multi-family (2-4 units) wholesale investment.

When we were putting an offer on our first home, the last thing on our minds was whether it was worth the price or overpriced on a Macro level. 

Words without actions are meaningless.For exampleI have heard "investors" put $5,000 in syndication and now tell everyone they own 1000 units.

. - with this, we can potentially increase rents by up to 145% depending on a comparison with baseline 1977 level rent amount.I have 2 questions:1) If there exists these 2 other, legal ways to increase rent in a rent controlled area, why does it seems like the only option most investors consider is cash for keys?