There are certainly ways to get some great deals with that type of money but do your homework, run some scenarios.

May have some appreciation left in those, but cash flow is horrible across the board in everything except those run down multi's (which aren't as great as they were 2 years ago before prices jumped!)

Now, I know I should never get hung up on a property, but to be honest the only reason why I'm even still entertaining this place is to me is one I believe its a good deal after running my numbers and they work for me, two it's a 4-plex that's actually in my price range, and three since I'm doing an FHA there's already an empty unit (maybe even two) by the time I move-in. 

A bird in the hand is worth more than ...........Home runs feel good , grand slams even better .But base hits all day long can win the game 

Do you know how the plumbing runs in the 30 unit?

We have a ton of Canadian members including myself.A few Canucks that are active in your market: @Roy Cleeves and @Sarah Larbi (she runs a successful meetup group / is a successful investor). 

Let's say most of the loan product you run into will be around 15-20 year notes, has some kind of balloon, and has an adjustable rate.

I plan on practicing how to run the numbers on deals through websites like Zillow, RedFin, etc and make sure I get it right before actually pursuing one.

I have not done any type of direct mail marketing yet but have spent to morning researching how do run such a campaign.  

Hind sight is always 20-20 but it never occurred to me that the lenders would just assume I would run the property as an adult foster home (I never indicted such).