2) Maintenance Reserves: So many factors here to consider!

If you can't manage what you currently have, you won't manage additional income from investments.

We do not factor in capital gains tax in our final net profit projection Hope that helps!  

I assume there’s additional language in the PPM, or at least I’d hope, but the language can get very confusing by that point and many LPs don’t understand what they’re reading.

Join your local real estate investors association for additional education and networking. 

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy+tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.

I'd greatly appreciate any advice and more than happy to share additional information if needed. 

It has 3 units, an additional dwelling unit in the garden level, and 2 garage parking spaces (which I've come to realize are quite valuable where the property is). 

You are correct; I made an assumption that we wouldn't be able to sell through a realtor based on the factors against us.

Additionally, you may wish to speak with a CPA as to whether or not becoming an S Corp is the right decision – they can assist with reducing self-employment taxes.