Nathan Emmert is right about the relationship - if you have worked with a lender before and have delivered, you will have an easier time.

I have found 4 plexes to be highly targeted/coveted and thus they often sell at a premium.

Are the banks easier to deal with when the property is owned by an estate?

In fact, older weathered alum siding (like mine) is even easier.

74 properties in my target area. 787 in my state.

Net cash flow / total cash investment.Then there's the 2% guideline which targets properties that will rent monthly for 2% of the purchase price.

Some areas are easier to buy in as they are more homogenous... others vary block by block and buying off a computer screen is risky at best.Do you have family elsewhere around the US that you could leverage?

She will then be able with the death certificate and a copy of the will do as she pleases. make your life easier and list it in the will. talk with a lawyer about the documents needed to have control transfer directly to her seamlessly.

My target tenants are traveling nurses and doctors who the hospital employs for 3-12 months periods of time.

As with everything else, it's easier said than done please do your due diligence before you enter a partnership with anyone, especially into the business you are investing.