try to find listings were these are update or near new.. if you do that its not mandatory to buy a completely fresh reno.Plus most turn key  companies simply don't have 4 plex's  they deal in SFR's  you may find some that work the really rough areas of the mid west and sell low end duplex's but those will eat your lunch over time.I think you should step back and reassess.. 20k simply is not enough cash to go out and make this work.. at least IMHO

The Rehab could be a lot more (or less) and the Closing/Holding costs will eat up more than you think. 

If she wasn't your girlfriend, you wouldn't think twice about partnering with someone with her attitude("but she doesn't like to be on a schedule").You are hungry and trying to eat everything in sight; she is pecking at her small side salad.

That mean that she has a severe mental condition, (bipolar disorder, major and chronic depression, severe eating disorder ect. ) she then has to demonstrate that the cat performs a service that helps her condition.

The only issue with these, is they eat more cash in lenders fees and carrying costs, but definitely worth consideration if the deal is good enough. 

Hi,I'm looking to ride along or take a local investor out to eat.

Upkeep on the homes is going to eat time and money since the majority of tenants will not likely purchase their home..

You would need to not only enlist the help of a Qualified Intermediary but also set up an arrangement with an Exchange Accommodation Titleholder (EAT) and they will hold title to your new property while construction is completed.

I have a normal, non-retirement index fund however I also have a Roth IRA and I'm glad to hear I can convert it into a self-directed REIT and buy a property that way because I'd rather not eat the 10 percent fee to pull it out unqualified.

So far, I am leaning toward the idea of not installing new HVAC system until existing tenants vacate the property, and I would probably have to eat up the cost of repairing the existing heating system throughout this winter.