Remember you can’t google experience and what you don’t know is what will cost you the most in mistakes and lost opportunities. 

The biggest mistake you can make is not protect your private investor as well as yourself.  

Lenders want to wait thinking the worst will happen.

Maybe a worst case of 50% collections for a period of 6 to 9 months?

I personally could not have had a worst month for this to happen to me. 4 units full gutjob.

Then you won't really know what that is like until you have an asset that supports its own management staff that you select.Obviously jumping in with both feet and trying to take down a large project at this point has its own risks and mistakes in general are more costly, but it can be done with the right network of people.One other example, I have friends that combined have only ever worked in retail. 

In my market the worst areas are not good enough for section 8. 

You will make mistakes and you will (I hope) learn from them.Go for it!

If the numbers work in your worst case scenario I'd go with the 4 plex.

Worst case scenario though is I slash the price and I break even or rent them out for a small amount of cash flow and sell when the market turns back up if it does indeed take a nose dive.