The purchase price of duplexes and quadplexes seem good on the surface but once I enter them in the calculator it’s non favorable.

OR they quoted you some "non-qm" 7% interest rate for a "bank statement" program, and that turned you off.Your 2018 was very good for business, and you recently filed those returns.

It’s just not who I am, I’m really NON-Confrontational.

Instead, our capital is tied up as we wait to see if the borrower can keep up with her plan or whether it goes non performing.

They're inexpensive 4-plexes relative to other non-hoa buildings across town, but I still find that they cash flow well. 

Arbor has a SFR non-recourse program that may be of interest. 

@Matt Watson, it is not a difficult transition to non-renew as has been stated above.   

The more I research and network, I am coming to the realization that they are almost non-existent unless I want to put up a down payment for 650k+.

I have watched a bunch of you tube, I have listen to the note queen. I really don’t want to put out 800.00 or more dollars to learn how to do this. Any suggestions. Tim

@Alina Trigub thanks for the tag.Generally, PPMs are not required where you take funds from accredited investors only—they’re technically only required where you’re taking funds from even one non-accredited investor.