Hi team - wife and I are evaluating homes for our personal residence in Phoenix / Scottsdale.

@Sonya Antrobus he is an employee in a job that doesn't pay.

I actually did manage to find a bank that will lend to marijuana shop owners and employees.

He since fixed some of the issues and one of his employees has been driving it around (I used to live down the street from him).Probably not very interesting, but the only items of note that weren't just junk.

I would guess that most of these people can barely afford rent and food for their children, but throw money away on State sponsored gambling.The store employees seemed shocked that I didn't want any tickets.

This property is close enough to Enloe hospital that if well renovated may attract some employees.

Per the title, I am evaluating small multi's on the MLX (duplex - quad size) and have found 90% of the deals I encounter don't pencil. 

You need to learn to evaluate markets and various housing systems (electrical, plumbing, etc) to make good investments (IMHO) in this space. 

I'm also evaluating a partial exchange.

There's also Fannie Mae, various portfolio products (some of which will only evaluate the cashflow of the property), if absolutely necessary there's hard money, etc.