So now I feel like I'm starting from SCRATCH with my new words like NOI, ROI, COC, etc.My issue I'm curious about, is I found a GORGEOUS (my price range is normally ghetto to gutted) 4plex for sale at a reasonable price.

I take that to mean that your firm sells portfolio packages of bundled secured notes and then turns around and issues loans on real estate.

An issue you may run into is getting financing.

One plumbing issue and your entire year is wiped out on that unit.

The duplex / house hacking thing could work but what happens if there is an issue with a tenant , eviction or a bunch of damage to unit or a big ticket item needs to be replaced just seems to risky .Working on the getting a higher paying job or income should be a priority right now I'd say .I know Dave Ramsey brings this up pretty often .

There are a lot of zoning issues that come with it.

The issue you are concerned with doesn't come up a lot.

He stated that if we get the septic system issue resolved, he will not tamper with the fence or the land on the other side of it.

I feel it is a minor issue having dealt with it personally before and thinking little of it. 

The biggest issue (aside from the down payment) lol is the liquor store.