That's why there are building codes, minimum standards.

Corporate letterhead on fancy paper or standard yellow letter and chicken scratch?

The standard answer is wait for it to be listed. 

But that's just the nature of 4plexes - they will correlate strongly with a specific income class.If you are really interested in house hacking, you'll have to accept that fact that the neighborhood you're most likely to find a 4plex will be a lot different than your standard middle-class SFH cul-de-sac.

I am doing the standard things to get motivated seller but I thought it may be another outlet.

I mention this because it helped me set a standard to follow, and with it being on paper (actually computer), it was harder to argue with the numbers that resulted.NEVER argue with these numbers...they don't lie.  

Set appointment standards.

Yes, you are held to a higher standard in a court of law.

This way, you'll get the quality of work and the ultimate desired results: marketable title to the standard of a (hopefully major) title company.

I could even see the selection of tenants from afar as being a great way of avoiding being accused of any breech of fair housing standards.