You can click here: https://www.njrealtor.com/consumers/realty-transfer-fee-calculator/ The title company has a closing fee which is normally split between buyer and seller.   

Texas is a little more free with these kinds of loans but very good point for certain states.Yes I thought it was an appropriate time to mention that to the audience since many times they don't really understand why HML do what they do.Like in 12 states  OR CA NV for instance you MUST be a fully state licensed and NMLS registered to do any kind of loan on 1 to 4. in CA you can use a CA broker license as well as a consumer finance license.. so 3 ways in CA but you need at least one of them.In Oregon STate license and NMLS.. and in NV state license NMLS AND brick and mortar..  

That's not typical, unless there's a CA requirement I may be not aware of.Next, the hardest part about REI is transitioning from a consumer mindset to business mindset. 

Looking largely for modest ranch style homes and a relatively safe, comfortable area.

Very time consuming, and VERY expensive to you.The alternative is to flip the cash you have at the start (Seed money), reinvest it in the next flip, and continue to do this over and over until you reach a point where your seed money has grown large enough to take the flipping profits from every subsequent flip (only the profits...the seed money continues to flip, over and over), and invest that into the holds. 

Someone put it best for me one day “choose your hard”, everything is hard, time consuming, and people complain about what you do no matter what.

SHOOT your TV, cut cable, no expensive phones, no vacations etc...every dollar you consume is thousands of future dollars destroyed.., so invest as much as you can and consume as little as you can.

My question is it possible to build 4 unit 2/1 800-1000 square footage each side for under 160K with modest finishes?

I have been consuming all things bigger pockets over the last year.

Fear is what consumes everybody who gets into real estate investing.