Once in awhile I will work on the projects myself and for awhile I employed 2 people to cut the costs of subs, however after operating that way for about a year I found it was wiser to cut the two employees loose and operate with subs exclusively.

If you're only half way in it, you're not going to have the knowledge and skill level required to properly take care of your client.

Maybe even take a drive to other apartment complex's and ask the manager or employee about it and see why they do or don't have one.

I like the idea of using single family and small multifamily rentals to level up to apartments.

I just want to thank all of you who answered my questions and gave me advice when I was setting up to start investing again after a 10 year hiatus! I am closing my first deal since launching my new business in February!!

Building codes and permits are primarily a city function, with some input from county level on certain subjects, such as Septic Systems.Primary contract will be in the Planning & Zoning Function of the local city.  

@Cole GreeneI would look at bumping both levels out. 

I own Donna Farrow & Co. 400 plus units under management---- Many investors are winning here--- but I will be upfront and honest--- this is not a "pretty house" market...

I've been pre qualified for a loan that would let me purchase a property in this price range (130 K) for a residential unit; but because the bottom level of the 4 plex is being used for commercial purposes, the loan I need will have to be for a commercial property.  

@Jordan GobelyComps are best found by bed/bath ratioConditionDistance from subject propertyAge of propertyStyle of the property, split-level, ranch, etc.Then square footageLot sizeI work with a lot of starting wholesalers as well.