Readers should seek professional advice.

We want to plan in the most tax vantaged ways (which includes keeping future AGI as low as possible) and open to new-age and creative concepts.Respectfully ask to keep discussion to topic vs. selling one's self or services seeking new business.

.- I recommend avoiding condos. 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

If you want to buy in University city, I recommend staying as close to the universities possible in order to attract the best tenants and have the best room for appreciation.

If you are serious I recommend Costar above all.  

I would recommend buying a standard SFH with opportunities for an ADU, or a split floor plan where you could rent out the rooms!

I recommend beginning with a turnkey property.

-------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

My biggest suggestion is to thoroughly vet property management companies here—they can make or break your investment in some cases.Regarding your questions about financing properties, I’d recommend reaching out to @Ko Kashiwagi.