Buying a few of bait traps from Home Depot should be sufficient 

Too 25% is sufficient in many markets to do pretty well on the cash flow side. 

Plus with FHA 4 unit properties you need to pass the self-sufficiency test which could cause more problems.A conventional 5% down might be a better option to buy a distressed property since conventional appraisals are more focused on the livability compared to cosmetic issues.

Some other tips we received from successful investors were to always be sure you have sufficient available credit and cash reserves, and since there is a lot of misinformation online, it is important to always consider the reputation and track record of the source that is providing the information.

Also, on MFH 2-4 unit you will be required to pass the self sufficiency test to qualify.

After the roots are sufficiently dead, then grind the stump.

Then you need to decide if that return is sufficient to compensate you for the risk you are incurring (levered IRR, unlevered IRR, and average cash on cash). 

Whether the numbers work to pay you and your investors a sufficient return is the real question.

Is their reference sufficient?

I would not recommend investing without sufficient cash reserves.