Quote from @Glen Fernandes: I recently purchased a triplex under a HML.

Additionally, my son was already in the Riverside school district, which is in one of the best school districts in Illinois. 

The vision we had for the emerging market of south Riverside County in the early 90’s is what led to our desire to take this project on.

The partner would have experience and assist in funding deposits, floor plans, permits and fees, new construction/contractors.The submarkets local to me are Los Angeles, Orange, and Riverside County in California, however I'm open to other feasible markets out of state as well. 

If I could go back in time, I would've done an FHA loan and got into that 5-plex in riverside and live in the smallest unit while renting the 4 larger ones out lol. 

The problem you'll run into is that the water lines going into each apartment need to be separate, which is likely not how the Riverside 4plex was built.

Similarly, you could consider lending in the Inland Empire, but the median price there falls between $400,000 and $600,000 (Riverside or San Bernardino Counties).

Other areas of Tampa are great as well such as the Riverside Heights area and other areas which don't require as much capital. 

The county is growing in population, relatively low taxes and proximity to cities of interest Saratoga Springs & Glens FallsProperty: 3 units totaling 5 beds and 3 bathsAcquisition method: Seller financing. 2 years of interest only payments, 10% down payment.

Riverside County would be my target market.