I'm not a lawyer, and you may want a lawyer to get good contracts.Write your lease purely as a lease.

( this would significantly lower your cashflow but if you find a good company would allow you to purely focus on acquisitions )

If it is in yours then likely it is in theirs as well.If it doesn't say in yours then likely it's not in theirs.I can't give legal advice but rather than suffer in silence I would call the landlord and explain you have sensitive lungs and cannot be inhaling in second hand smoke.Second hand smoke is actually MORE DANGEROUS than first hand smoke.The reason is the person smoking the cigarette has a filter before inhaling in and the second hand smoker breathes all the smoke in without a filter.Today's cigarettes are pumped full of chemicals because it is cheaper to make and the burn is faster.The faster the burn the more people will smoke and buy that next pack with a huge mark up.Back in the day smoking was almost all pure tobacco but it is so expensive they use chemicals and very little tobacco today.So in short don't put up with it.

So if I were to sell at 20 the 10k would be pure profit.

While most other sites would opt to boost their post count, we feel that the quality of post is far more important.So . . . hiring some VA to spin content or write original content that is pure garbage is definitely one of the worst things you can do.BTW - I caught a national REI guru pulling the same thing here as well a few months back.

At that point, a pure cash flow investment is going to look pretty crumby compared to something tied to an inflation index.Someone gives you a million dollars today.

Only the specific lender you're dealing with at some point in time can really tell you what they do.If you do get a HELOC on your residence, that falls purely into the debt side. 

no i already have a home (and not moving in the near future) it would be purely for investment...

In many ways it is much more similar to gambling than real estate, unless one's real estate strategy relies purely on speculation.

I don't know how much it cost you for renovation, but most of these homes are pure cosmetic rehabs that I can get done for $10k to $15k easy, and that still puts me in the $49k bracket.