It's likely you  can get into the 9% range, possibly the 8's with the right combination of the above factors. 

Ubiquiti is modern.For door entry systems I have combinations of AIPhone and Mircom.

You will probably need to use a combination of private money lenders or hard money lenders to do this.  

I personally have over 18 years combined building experience working for banks, flippers, homeowners, property managers and contractors.

Summarily, because a 4plex (or smaller) can be purchased with a VA Loan, you can each own your own 4plex if you prefer, as opposed to combining benefits to purchase one (if I understood your question correctly). 

I’ve only owned 3 properties in my IRA but combined equity is/was high. 

I rented it using an agency and their fees combined with the high HOA fees made it a negative cash flow in that setup.

I don't see Texas being a great play right now with the sudden "hot" label bringing on the rookies combined with oil prices turning negative for the first time in history as Covid hit... small time investors could be leading with their chin. 

The lots were side-by-side and could be combined for building on, or built on separately.

Make a large chuck of money which was split between buying another homer to live in and then combined funds with my current partner and bought a 4 unit building Lessons learned?