Even if she was to sale or gift the house before she went into the home. 

I feel a loss of direction and that makes it really hard for me to focus and build.Do we keep at building a portfolio of small multi family (very abundant in my market, very rare to find anything above a triplex for sale), with plans of selling the portfolio and 1031'ing into larger properties? 

We usually have 2-5 properties a year that we buy or sale.  

That said, don’t underestimate the power of building relationships before you pitch a deal.

Sale Price$171,000 - $55,000 (Rehab) - $13,680 (8% fees) - $40,000 (profit) = $62,320 MAOFrom talking to other investors and doing research, typically a Novation allow more money to the seller, correct? 

., major systems like plumbing/electrical)Full Gut/Studs Down: $85-$120 per sq. ft.Luxury Finishes: $150+ per sq. ft.For ARV (After Repair Value), you’re absolutely right—it’s all about comparable sales ("comps").

Finding multi unit properties for sale is almost unheard of.

Purchase price: $330,000 Cash invested: $11,000 Sale price: $355,000 Fix and Flip

As a new investor, your story is a powerful reminder of how important it is for me to be meticulous in protecting my investments.

Leverage is one of the most powerful tools in real estate investing.