Starting a new job in the next two weeks that will start me at roughly $40k (current job *2 jobs* combined makes about 34,500 py).

Sure, anytime you can provide combined services for logical complementary products there is demand.

I was lucky to realize that I didn't know crap and sold everything in CA shortly after.  

They eat everyone's trees and flowers, crap all over the lawn, etc.

@Ken Martin  The seller is going to get their equity through a combination of your down payment and the principal + interest monthly payments. 

However, a 10 lb dog visit for a day (and not staying over night) combined with reasonable, responsible tenants who respect my rules is a situation where I feel I could make a reasonable exception to the lease and keep happy tenants who will likely stay longer and continue to disclose any actions that would need my permission rather than doing as they please behind my back. 

This does make it tricky to comp, but I looked at the price for square foot and its somewhere in the middle if I take into account "like structures", that is to say, total BR / BA, square footage, within that particular neighborhood.I say all of this because I still don't know at this point due to lack of experience if the location is worth overpaying a bit combined with the opportunity to get the rents up and be able to handle the vacancies easier because its a 4-unit.You all have been a great help to me working that out, so thank you all for your responses.

There's no "I'm sorry, but I don't work on the weekend" crap.3.)

If you both sold the properties and you each threw in your combined 250k, and you found another partner to put in $250k - you could now buy a $2.5m complex which could support it's own full time property manager!

Exit Strategy, packaging the deal, access to funding, access to power teams, access to mentorsThat is the same crap stuff other high priced gurus pitch.