I just sold a MTR to an investor in the DFW area and we were able to find something that was priced well enough to absorb some rehab, still be an ARV that would allow him to exit in about a year if needed and house hack in the mean time if the MTR does not produce well enough. 

I've heard it first-hand.A mortgage person that understands income producing properties applies 75% of the rent towards your income.

/I specialise in manufactured homes for investments, allow investor to find cheap property and bring a home in to either mark up to resale or become an income producing property thru short or longterm rentals.

They produce low quality. 

You can't count on believing that the family member will not produce a handwritten lease (real or not), or other paperwork & tactics, to throw a big old wrench in your initial/expected timeline.You CAN expect that if they see you as the big old rich/developer/bad guy enemy, they will do as much damage as they can, and drag their feet as long as possible.See if you can feel out what the relative actually wants/ needs, connect/come prepared with info on resources for local "housing help" options, etc (perhaps), and figure out what you can do to solve the problem (cash for keys with an incentive for quicker move out timeframe?

And let's be smart, would ya rather go where every a-hole from around the country is going to produce more rental inventory, or operate where supply is still insanely constrained? 

yes can definitely replace just the bathtub but i would do the surround as well . since its leaking would want to see what the condition is below . very important as water damage can produce mold 

This way you can learn what it takes to be a landlord, produce extra income that can be put towards your mortgage, and build equity.  

But now there is no doubt: cost segregation results produced by this nationally reputable company are at best sloppy and at worst totally unreliable.Your Honor, I rest my case.

Build a portfolio of cash flow producing single-family homes in a high-cost market with high barriers to entry.