My kids and extended family are in the lower 48 so I don't mind excuses to get down there- and the sun too! 

You are correct, buying a four plex is tricky here putting 3.5% down.

I don't think anything is 100% sure, and all the documents all the syndicators have you sign will melt your face off.

Wealth-drivers are appreciation, debt pay-down (ie. principal payments) and tax shielding.

You can also use some low-down payment mortgage products to continue buying in your back yard while house hacking and renting to others. 

And the cost for a 2x4 or a sheet of drywall are the same, so I guess the labor costs are dirt cheap down there in H-town!

Purchase price: $90,000 Cash invested: $55,000 Triplex in SE Cleveland (D+ neighborhood)Purchased for 90 and saw 105 for valuation. 25% down plus closing costs and unit repairs has led to about 50-60k going into the deal.

It would be less complicated if you helped her find a starter home, gifted a portion of the down payment if needed and allowed her to own something without strings. 

The best strategy is to focus on properties that cash flow at today’s rates and consider a refinance down the line as a bonus rather than a necessity.

So, starting with a budget, and then narrowing it down to the must haves, then the like to, then any bonuses.