My advisor recommends month to month for the simple fact, the process of eviction is quicker.

At a minimum, a home usually must pass a 4-point inspection to qualify for insurance (and thus financing), so if a house needs something as simple as a new roof or a new a/c or furnace (which is very often the case with REOs), it kills the deal for conventional, FHA, or VA financing. 

If that was the case then the duplex would be better, on paper any way, but then on the other side the duplex is spreading your risk over only two units so if you loose a tenant that is half of your income, where as in a quad when you lose a tenant its only 25% of your income.

I like simple.

Andrew Nelson It's a fairly simple process in Ohio.

Cap rate is simple.  

Sometimes all the papers are signed late in the evening too late to record and I just run to the registry first thing in the am.Last purchase closing that I did, everything was signed by 10 am but the mortgage company did not wire in the funds until noon.

Did she say so or did you already get paper work?

You may consider starting out by doing some hard money loans to local flippers, or selling some of your units with seller financing to carry the paper.

I used Listsource to create a list of 212 Absentee Owners with equity.I went driving for dollars for about a month and compiled an extra 20 contacts to mail.Then I used Google to compile a good letter I wanted to use as a mailerI used plain white printing paper with a red font (looks like handwriting)Bought stamps and labels at a discount from Ebay (and used Ebates.com for an extra 1% cash back)I also used a local company to print 200 one color one sided bandit signs for $185.03 total (free pickup, no shipping costs)And got H-stakes from Home Depot for roughly $0.30 each1st dealI got a call from someone way out in Lakeland, FL.