This is currently taxed at a higher rate (25%).1031 Exchange: You can use a 1031 exchange to defer paying capital gains taxes by reinvesting proceeds into another like-kind property.

I really need help refining these ideas into something that is workable, and of course none of this is workable if we can't get a DSCR loan, which she's worried about.Between dealing with the symptoms of the stroke, trying to apply for workers comp and medical retirement, worrying about her sick time running out, and worrying about how she's going to replace her income she really can't deal with this, and I'm pretty stressed too.

I would suggest starting out on a deal by deal basis, tho the reg A is not a bad way to go for this sort of thing if your raising mountains of capital.

I've done this with my properties because I'm well known in my small town and don't want people to know what I own.LEGAL PROTECTION: By placing your assets in an LLC, you are legally separating them from your personal assets.

All of your equity will be eaten up by closing costs alone  

Be sure you are prepared for it by having adequate reserves.Part of me says that house-hacking when you don’t need to (because you could live with your parents longer)  seems a little weird… but if you are doing that to get the 3.5% down I guess I get it.  

Because in reality, by not hiring a property manager, and committing to doing the easier things myself--like unclogging a toilet / shower drain, fixing a light bulb, pest control, calling a plumber--I am committing to be on standby for many hours, which is a sacrifice of peace of mind / being able to leave town or take vacations--and I would like to know if it's worth it. 

I'm looking at buying a self-serve car wash and force value / revenue by installing a car port / detail bay for a mobile detailer to be stationed there weekly and offer custom detail services.

Quote from @Marcos De la Cruz: Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

A ban on new ST rentals in the places where they'd be the most profitable (Lisbon, Porto, the Algarve and the coasts) was enacted by the previous government.