Hi @Linda Cunliffe, If you sell to a relative below market, the IRS treats the discount as a gift, not a deductible loss.

Of course, houses like these are prime spots for human and drug trafficking, prostitution, sex parties, and so on. 

Armed robbery, burglary, sex crime convictions, narcotics, etc.

I have a complicated and overly simple Pro Forma template but would love to find one mid ground that would work for small multi family 10-30 units ish.  Any info is much appreciated.

Quote from @Robel Nessro: Hello so this is completely off topic and not real estate related but how do you feel about Brian Tracy or other people that are similar to what he does?

@Spencer Cox the short answer here is that yes, you can refinance with a relative with some lenders.  

I am thinking about home office, phones, RE related milage and meals, may be buying a vehicle via LLC.

The third thing I will mention is that prices are still relatively high in most areas, and interest rates are still kind of stuck.

Seems that properties are relatively affordable and one of my friends bought his first investment property out there. 

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.