But making a sub optimal financial decision or even worse a bad lifestyle decision to simply avoid paying taxes is completely self destructive. 

I am a construction manager in my 9-5 and have extensive background in top to bottom labor and management from my younger years. 

When a tenant causes problems, I can remove them six ways from Sunday, typically much faster than the courts could do it.Financial Management & Reporting: It may seem small, but accurate accounting is important and not in the tool box of most investors.Market Knowledge & Rental Rate Optimization: Understanding the market is critical to maximizing returns.

Whether it be cleaning their properties or doing manual labor.

This gives you the chance to do any work needed and/or stabilize the multifamily so you can get optimal terms for your perm financing.  

Xeriscaping (low-water landscaping) is increasingly mandated in many HOAs, and buyers are scrutinizing water-hungry features like traditional lawns.Rising Construction CostsMaterial costs have fluctuated significantly, and labor remains tight in the Phoenix construction market.

Since your dad is a contractor with access to affordable labor, the renovation costs could be lower than average.

Hey @Jack PasmoreAppreciate the congrats and the enthusiasm—those 12-unit builds were a labor of love, and it’s awesome to hear you vibe with the new construction angle!

Your argument is based on outdated assumptions and ignores the reality of today’s labor market.

Good suggestions above.I would research the labor cost of a total resanding and recoating.