Otherwise, you could look into non-conventional loan options (outside of Fannie/Freddie) that allow for less than 20%, such as local credit unions.As for your numbers, you're missing a few important components; the big items would be maintenance, CapEx, and utilities (water/sewer/trash) for a 4-plex.

Am I missing anything? 

Lawsuits can happen in these situations, and if partners can’t come up with the missing portion, then their is a risk of default.

Durham can be a little more hit or miss, but you can tell a lot from google street view as you're evaluating. 

In those young man years one of the better ways to get high fun value at low to no cost would be to date older women who have their own plentiful income stream and are looking for a man in that young virile age range to give them a good time and they'll pay for dinner and drinks, etc. 

Let's see what options I am missing. 

I started to look and was realizing this was the situation but was just trying to make sure I wasn’t missing some information.

I have investors from all over the U.S. tell me we have some of the best numbers they have seen.Rural areas are hit and miss.

Yet, they are all flying off the shelf in a bidding race.What am i missing?

They might have missed it, or might claim to if you didn't confirm.