(Examples: The company/representative may state or advertise that they only have a 5% management fee, but this is typically just a small part of the equation as they are actually more like 7-9% of total EOI.

I have been trying to educate myself on taxes recently because it is part of the real estate equation that I still struggle with when I am analyzing deals.

I do not want to include Property A in the equation.

Does the unethical (which can be subjective) part of the question  equate to illegal in your mind?  

Whether it's hacking/owner occupied or a more traditional non owner occupied multi unit property, the cash flow, at least to me, is a long term equation.

In my 'investment' situation (and perhaps short sighted newbie view) I equate the experts' approach to getting loans to invest in the stock market and therefore I cant imagine why I would want to have mortgage payment on my investment.

This equates to lower management fees, more work and more time spent.  

If so the equation is $50K / $40K = 125% for six months, times 2 = 250% (annual ROI) for a total of a one year investment at the same rate of return on the same invested amount. 

This equates to tax free growth for years.

Investors should always take emotions out of the equations.