Quality control is difficult.

It is also considered very hands off.I think many would agree on here you could park that money in something fairly passive (SFR) and might come out better than investing in a REIT (also have more control - always a good thing).What are you looking to accomplish (investing goals)?

Is the 4plex in a rent controlled area?

We have that under control now.

One of the reasons that I got into real estate was to have control, and decide my own destiny.

You could gain control of the property and not pay and the seller spends all this money to get it back and it's worse off then when they had it for sale.The seller might just pay the commission out of the proceeds of your down payment with the finance.

Compiled with my previous bad experiences with realtors, I'd like to have control over my own destiny and get my license.I am thinking about beginning out by wholesaling to build up some cash reserves.

Its irrelevant because they have little control over the value "the market" sets for the property.There's a lesson for you, here, too.

Do something new, keep a tight control on your costs, and prevent your turns from costing.

Once you get over the hump then it really saves you time.BTW it's not like I have all this under control but it's the goal and I have to keep reminding myself of it.