If you are actually looking to purchase 4+ units (a real multi family), then you will need to re-apply for a new commercial loan, which you may or may not be approved for, as it seems to me that you will not be able to put 25% down and have any money left for emergencies or maintenance items...In terms of when to invest (now or later) ...

See item #3 for where I think much of the shortfall is.3) Somewhat related to item #2, I filled out a spread sheet to determine cap expense numbers and what I determined is that investors in small number of unit dwellings are virtually universally under estimating cap expenses.  

what I’m told is that I( my company/s-Corp) can sell the house to me personally This doesn’t sound accurate as every house I’ve sold  is sold from my company to the buy an individual. 

Hey BP, Now that I'm a few years through college and my mom has sold her house to move to a less expensive area, we have some capital we'd like to use to create passive income through real estate investing.

There are no multifamily properties on the market and one new build 2/2 duplex just sold for $695k (getting $1950 per side)!!!

Four houses in my neighborhood sold from facebook or word of mouth .

You can typically get delivery next day on any in stock items.

Think if you posted stating you had a duplex in Ohio and were looking for an investor to partner with, versus a post stating you have a multifamily project in Ohio and you're looking for an investor, it's the same $80k duplex just smoke and mirrors taught by guru's, these are simply tactics being sold during weekend seminars, books, and Podcast.

It closed with $5,000 down and a note of $130,000 at 3% interest only with an 8 year balloon. 30 days later, I sold it for $155,000 with $10,000 down and I wrapped the underlying note with a $145,000 note at 6% P & I with a 5 year balloon.

There hasnt been a 3 unit sold in our city for years.