If it's zoned residential (R-3 or R-4) then a duplex is the maximum allowed units so a third unit is technically not allowed regardless of whether they tell you a permit is needed or not.

For instance your insurance may be more but the actual cost per unit is less.

Hello, I am Jennifer, I have no idea where to start i know what i want i just need help achieving it .

However we can only spend 150-200K, ( need some $$ for the my house's landscape anyways), do you think we can still achieve positive cashflow with that amount of down?

Hi Joseph, for an owner-occupied 2–4 unit, this would be done with a conventional loan,  With solid credit and income, 10% down on a quad could be achievable for a first-time buyer.

The seller is described as “motivated,” and the price already looks decent — I believe there may be room to negotiate further.One unit is currently rented through March 2027, and I plan to house hack the other unit.

It is not grime, built up dirt, excessive wall damage, or abused LVP.If the unit is not returned in substantially the same level of cleanliness as move in, you can charge to restore it to that condition.

The dream is to escape the reliance on W-2 and achieve financial freedom. 

What systems do you use to achieve scale?

I've been using this for years to some extent, but this version is and will be multitudes better at helping me achieve my goals.