The best loan by a long shot to buy the 4fam is a 30 year fixed secondary market product with low interest rates and a 30 year amortisation. 

If you are committing to live in BC full time and you can make a profit off a fix and flip do it.

I talked to local banker who is willing to help me get the deal done, but i have to do it under an llc ( commercial loan 25% down 5year fixed ) Cause the store is 30% of the property.

She is older and she had leak from the roof, she pulled money together to get it fixed.

While this could also represent an opportunity - be realistic in how much more in rent the market can stomach (after fixing up, if you go that route), and review the school district boundaries to identify the best schools in Auburn. 

I don't want to end up with a property I can't actually fix and sell.Experienced input is very much appreciated!

I don't give anyone huge work now unless I have seen their work on a smaller fix, I don't give all the work to one person even if I think they are as good and might be cheaper, since if one leaves you have someone else doing the other job. 

Then they said the will fix it Saturday.

I already have an LLC from a previous consulting business, though it's currently "administratively resolved", a simple fix by filing the state fees.

When my husband and I are ready to do this again I think the best option would be to buy a foreclosure and then fix it up and rent it to make the numbers work.