Short term: (1) determine investment goals (target ROI, markets, property size, capital stack); use this to dictate where and with whom we invest. (2) market research to evaluate where and what will meet investment goals (this is where my OP question about analyzing properties with rent control comes into play). (3) decide to sell or refi our 4-unit property in line with points (1) and (2). (4) analyze cost benefit of selling GP interest as capital source in line with points (1) and (2).

@Gaetano Ciambriello - one must be super determined to change primary home to build this type of asset base.

@Lonell Slaughter, 1st thing to do is get a title report, or at least a preliminary title report for the property house so you know for sure who owned it and what if any loans, liens, or other encumbrances are on the property.  2nd Thing is to determine whether the owner (your Great Aunt?) 

The lenders determined that it was a student rental because of that I had an issue getting financing.

Run the numbers and determine if this is a good cash-flowing investment.

I can crunch the numbers myself and determine if property is a good deal, but just need agent's help to find deals. 

How do I properly determine the market value of my home ?

Reserves will be determined by the Automated underwriting which will look at the overall strength of the Credit package.

@Sandra Helena Holtz Ivarsson DIY is tough for out of state because you will still have to keep up on any relevant laws, and you likely won't do enough volume to have the ability to determine which vendors on the list are worth keeping around. 

Any details on down payment requirements or other details from your past deal(s) are appreciated.Additionally, if anyone sees a flaw with this mentality, please let me know.