ok sister 2 2x4s to an adjoining stud and then sister 2 2x8 across for support. that sounds very sturdy for the small space that I am going thanks.

With a good size family to support I'm going to have to start small and smart.

You will find support, guidance and a wonderful network here.

Again, I'm not an attorney however i would meet interesting probate attorneys and enjoyed supporting them by herding cats in the courthouse. 

It is my third fiscal year, and have seen gradual growth, but not enough to where I think a Bank would approve me for a loan.I am looking to purchase my first investment property (4-plex) using an FHA Loan.

You should put together a financial overview of all of your assets (liquid and property + business, cars, etc.) and approach a couple of these lenders in this post:http://www.biggerpockets.com/hardmoneylenders/oregonIt would be wise to get together a Personal Financial Statement with all supporting documents (bank statements, notes, FF&E, etc) ahead of time before approaching any more lenders.

(compliance)If the remedies can be enforced is the collateral sufficient to support recovery?

Grandma needs to decide whether she wants to be a landlord or support her church friends.

I doubt that Senators and Congressmen can survive a re-election supporting a policy that allows for their constituents to be thrown out on the streets.Most Section 8 agencies are run at the state level with funding from the Feds - it will take some time (at least two years) before the dust settles if it does happen....but I doubt it will happen.....but as with any law, the courts have to evaluate the legislative intent. 

GSI - Expenses = NOIGSI is a variable and while some estimated 1-3% appreciation, but that is not always supported in the real world - - FMR stays constant for long periods.Expenses are variable often held constant but frequently increase from City and Services.IMO, your annual NOI is more about how you manage RENTS and EXPENSES than any abstract formula.