My next move I was planning was a quad plex or duplex.

Let's assume I found a four-plex that I wanted to purchase and live in one of the 4 units.

You should WANT distressed property].If you've saved enough to have TEN percent of what a 4-plex would cost you, what would stop you from just putting 3.5% down (and saving the rest for reserves)?

In the name of asset protection - borrowing, title insurance and hazard insurance policies are at risk (with shady after the fact transfers) with houses and small plexes.  

The best comps will come from sold listings on the MLS which is usually only available to subscribers (Realtors).Stick with 4-plexes.  

I'm going to paint a hypothetical here, and please forgive me for being a complete noob.Here's the hypothetical:I'm looking to buy/hold long term and have settled on a 4-plex with some nice value-add opportunities. 

My worst performing property is a 4-plex that I have about 2ish hours away in a smaller desert town here in CA and its entirely because of the Property Manager but unfortunately they are the only game in town.

I once had a 4 plex under contract.

This is what I have oundFor real apartment complexes (not condos, not duplexes, not four plexes) operating expenses are almost always between 40% and 60% of revenue.  

I sold a 5 plex and a 6 plex all fully occupied, I never told a single tenant I was selling, When buyer did walk thru I gave notice said it was either a insurance agent or contractor that needed to see inside of apartments.