As @Andrew Hasser mentioned try to get to some local investor events and network.  

If my risk aversion resides primarily with the down payment amount, are you saying its wiser to just wait and save more money for a more expensive (and nicer) property? 

As was mentioned on the other post you created- there is a difference between a non-conforming/illegal unit.

You mentioned a 10-day Pay or Quit Notice — and I get why that sounds appealing.

So we basically got a friend to sign that they would take over our lease should we purchase a new property(since we are owner occupying one of the units); then we also got 3 other "leases" that say they would move in with us should we buy that next quadplex.But again this could be different as we are looking to owner occupy again and only put 10.5% down.So that was a week ago, waiting to hear back.

If your lender waits to tell you that rates went before you could rate lock you'd be mad.

Yes I heard it was dismissed and will let Charlie do his job or wait ti hear from him 

Even my rent to own buyers didn't wait around for long. 

Some posts mention forming 1 LLC (to act like a holding LLC) but to create Trusts for each property/business(farm). 

Justin didn't mention that.