I'm a PM by trade, and know their skillets and quality range greatly.

Place rental ads around the neighborhood and onlineFind renters while continuing collegeScreen renters and have them fill out deposit agreements, and other contractsMake renters pay the first of every month and make them pay for electricity.After college rent all units outRefinance after moving outEach 5 years try to refinanceMove on to other propertiesAfter 30 years start the selling processPlans for turning a profit on first dealHave 10% worth of reserve fundsBuy using an FHA 203b Loan with 3.5 % downRent other units not occupied by meRefinance whenever possible for positive outcomes of loan termsRefinance for cash out for other deals.Move out of unit and rent that after 4+ years of collegeMove on to other deals while this continues to thriveWait 10+ years until home is free and clear and appreciation is high unless the local area turns below my requirements before 10 + years and then sellSellIn summary of profit plans, the main way for my gains is through appreciation and cash flow and taking out equity if possible.Team ComponentsYour Mentor - Every successful entrepreneur needs a good mentor - a guide.

I've kept abreast of the industry mostly through trade magazines published by associations and attending association and industry seminars and round tables.  

What happens if your buyer falls out?  Come

Put your heart, soul & energy into something and the outcome is always what it is meant to be.

I'd trade for a SFR in Smyrna, for example. 

Is that just a trade off I have to be willing to make?

If it meets your criteria, go forward with putting forth the effort to get the deal done.Models are just that, models, and they can't always predict the actual outcome. 

Also, the goal of the 4-plex was to stabilize income to transition into a new career, which I could now easily do from the amount of appreciation I could realize by selling now.I don't want to make the mistake of getting greedy and missing out on a good time to sell only to see the market take a pullback and have to wait for another exit point.I want to transition into stock trading (I know there's a bunch who would like to bust my chops for that:).

Please update us on the outcome!