After two weeks, my guess would be one of the above.I've bounced off of this scenario more than a few times, and I've come to two conclusions:1 - They're going to leave you hanging, be late or not at all with the rent, try litigation, etc...and in the end be a vacant property...with late/missing rent payments.2 - ...and, my solution (see above) became a case of, "If you can't lose it, use it". 

If the partner hadn't been upfront with us I could have missed this and had no recourse to ensure payment, and because my agreement didn't include that the judge had to order it and it was up to him to approve or deny it.  

We are missing a key piece of information here and that is the percentage of 4plexes compared to the total number of properties in the market.

I missed the part about the family being home.

I am leaning towards this option and would like others feedback on anything else I am missing which I should consider.Thanks for your feedback.

All strategies can make a lot of money, but the key ingredients missing in the 1-4 family strategy that you have set out is that there is no value add component and no large scale. 

What am I missing here?

Thanks, everyone for helping me make sure I am not missing anything.

Please provide feedback on my questions and anything I maybe missing. 

These are the few things I can think of.Down Payment Mortgage Payment1% RuleCash FlowPrice to Rent RatioCap RateROICash on Cash ReturnIs there anything I'm missing?