Live in one unit and rent out the other three.If you do not want to live in the property then most loans will want 20% down.No benefit really to 5 units.

Memphis Invest is one you might benefit from giving a call to explore options.If you want funding that is harder but there are some Canadian banks in the U.S. 

Anyways, @Brandon Turner and many others praise the benefits of doing this.  

Hey all, I'm stationed in Germany and am sending mywife nback to Washington state due to some medical issues with my daughter.....we would like to buy a multifamily home with VA for her when she arrives and then move into (buy) a SFH when I join 9 months later.....we plan to tell va the home is too small and use the remainder of benefit to move into SFH. ....the reality is its the truth. .....four people in 750 sq ft doesn't work. ....it does for my wife and two small children. ....anyone have any insight? 

He later benefited from my activities too, so don't expect to just suck out advice for nothing.

I would immediately set up a meeting (offer lunch) to introduce myself and lay out my intentions for the unit and describe a responsible, respectful and benefit to the neighborhood- type of tenant I am looking for in the unit and my hopes that they are that type.

In general, after a tenant moves out, the housing authority would send an inspector over to verify if the tenant would still be eligible for section 8 benefits.  

Seeing what else the estate has may benefit you.  

Write what you expect to happen and enforce it, both to your and the tenants benefit. 

Total real estate ROI should include 1) cash flow, 2) tax benefits realized each tax season in the form of real cash (non-operating items such as depreciation, mortgage interest, RE tax), 3) equity.