Just because you might have 125% debt coverage and adequate collateral with good credit doesn't mean you have the ability to endless funding, lots of factors play in to the picture that are beyond your control. :)

Good increase in equity , good cash flow, minimal vacancy factor and management requirements.

Ideally, a 4-plex that puts out a lot of monthly cashflow is ideal because:1.)

The peace of mind factor is not worth driving a 2,000 car.I have trouble with the idea of paying off the exising car note.

Jim Q,That would be ideal.

(when I have already factored out PM, mortgage and taxes)I do appreciate the issues of roof, fence, HVAC.

Also consider the value of your customer service that could be a factor in increasing monthly casflow.

The other stuff I factor afterwards like Growth, ROI,local economy, political city,is it a capital those usually do Well.

Personally, if there was one tenant not paying rent, I'd factor it into my offer, but I wouldn't be too concerned.

Not ideal, but not unbearable...not sure if that warrants a short sale or not.