We have capital, and I'm not exactly sure on how the numbers look like investing into a 4plex, but it's possible we can make it.House hacking is definitely out of the equation for us.How would you feel about just buying a 4 plex straight to 20-25% down without owner occupancyAlso I'm surprised you mentioned you would do a 4plex first as someone whose going into their first investment with 0 experience, but I'm open to anything, I have even thought about constructing a duplex from the ground up, but it seems like that's a long road for a first timer.

For some reason investors think positive cash flow today equates to positive cash flow in the future.

Bear in mind " most affordable" and low taxes does not equate to best investment or best ROI.  

Would love to eventually remove these “middle men” from the equation. 

If your consideration was to sell and buy something that was even better than what you have, I would probably do it - but you are looking for a "dream" house, which generally doesn't equate well into an income-producing asset, and you look young enough and lacking in funds enough that you might consider building your portfolio longer before going that route. 

Some key points I took from this are:Negligence equates to charging tenantPossible month to month leasesCustomer service driven handy peopleAdd clause for minor or negligence to leaseKeep visual recordsTony

Now that being said the smaller the loan the less significant and at 200/month its probably less significant but the overall amount of money u can get for for house loan be $200/month less. which equates to *does some light math* about 15-35K less in loan amount.Im trying my best to hold off on the car loan till I close *June- fingers crossed* or just buy a car cash.Good luck!

or just lumping it all into one.. that's the big killer in this equation in my mind...

For me personally I don't think I can do it though, as I'm in southern california (and tied down here because of school) Around here I couldn't offer 20-30% below market without smearing my name as that usually equates to a discount of $100-200k or more.

That being said I do think that 5-7 times is a good go, and hit them once every 4 weeks so that a 6 mailer campaign equates to a 6 month campaign.