The key is choosing something that’s easy for you to maintain consistently so you can stay organized as you grow.

If renting is allowed, you can always turn it into a rental later.Resale appeal: Two-bedroom units in walkable areas sell faster because they appeal to both singles and small families.HOA health: Ask for HOA financials—underfunded reserves can lead to surprise special assessments, which buyers hate.Your main goal – If you need a place to live anyway, buying something that at least holds value or gives you rental flexibility later can still make sense even if it doesn’t perform like a single-family home.If it were me, I’d:Focus on location first—close to transit or job centers.Find an HOA with solid reserves and reasonable fees.Make sure I can rent it out later if life changes.That way you cover housing now and keep doors open for the future; I hope this lays it out in an organized way for you and help you a bit @Kevin Dehesa, I sent you a DM on BP and hope you can assist. 

While we are using those as a starting point, a key part of our due diligence will be to verify every single line item and build our own pro forma with more conservative, market-rate expense figures.The business plan combines the immediate upside from leasing the 2 vacant units with organic, market-rate rent increases on the other 10 units upon natural tenant turnover.

Sounds like you’re navigating a big transition and doing a lot of things right already by planning ahead and speaking with a tax attorneyA few things to consider or ask about when you meet with themCapital Gains Exemption If this was your primary residence for 2 of the past 5 years you may qualify for the Section 121 exclusion which allows you to exclude up to 250K in gains if single or 500K if married filing jointlyCapital Gains Bracket You’re right to look at your taxable income including W2 wages and life insurance proceeds to see where you land The life insurance death benefit itself is generally not taxable but if any of it was interest income it might be Ask the attorney to confirm that partEstimated Taxes If you sell the house and owe tax you may need to make an estimated payment to avoid penalties especially if your W2 job didn’t withhold enough for the yearHealth Insurance and Marketplace Credits Since you’re planning to go on your partner’s plan this may not apply but if for any reason you do end up looking at Marketplace insurance your income level will impact subsidies Ask how your income mix affects thisNew Business Planning Talk about how startup costs might be deducted how to structure the business (LLC S corp etc) and whether making a clean break this year or early next year gives you any tax advantageRetirement Account Planning If you have any traditional retirement accounts and this is a low-income year you might consider a Roth conversion or some other strategy to optimize your tax bracketIt’s totally normal to feel nervous about a big change like this but you’re already doing the most important thing which is planning proactivelyHappy to talk more if you want help organizing the numbers or figuring out what to ask I work with a lot of people going through life and business transitions like this and it’s all about getting the right pieces in place ahead of time

I met with the property inspector to ensure compliance, coordinated photography and handyman services, and organized every space so it was guest-ready.

I use it myself for my rental properties and also see a lot of my real estate bookkeeping clients use it for property management because it keeps everything simple and organized in one place.

I've found it very easy to use and helping with keeping everything organized. 

Any of the things I mentioned are full time gigs, not a side hustle.Maybe you are going to organize their deliveries and manage/do setup for new owners?

The highest ROI leads for most realtors are the people who know, love, and trust you.People in your phone, FB, IG, Linkedin, school, church, social organizations. 

TeamFirst-time investors: Care more about you and the team—are you organized, credible, trustworthy?