There are simple guidelines that most 12th graders can follow, and then there are some not-so-simple concepts that require a few years of experience in the business and some training in tax, finance and accounting to understand (the latter of which you probably won't need for the four-plex). 

Increasing jobs/pop growth to area or path of progress play.2) The deal - focus on conservative underwriting / assumptions - under promise/ over deliver concept.

Let go of the standard concept of time.When you view time as limited you will never escape the "rat race" to the end.

I'm curious: why you are separating the concept of INVESTING, with starting a BUSINESS?

Can I be exempted from PHC as a "lending company" or based on the concept that "Interest received on loans is business income if you are in the business of lending money?"

If they are unfamiliar with those concepts that is your red flag to thank them for their time and call other title company.

BRRR is great in concept, but actually rather difficult in execution.

In the eyes of lenders, cash flow is king and you'll find they are quick to loan you more money if you have a proven concept demonstrated by a portfolio of cash flowing properties.  

I understand the concept but am curious if this is common practice?

The concept of 50/50 partners is an interesting idea, but issues such as: Who provides construction labor and/or management?