With 6 roomies, and possibly a lot of turnover, (Mi cocina es la cochina de nadie)Same for the restrooms, livingroom and yard.Maybe some maid service to keep the place(s) as desirable living space.I wouldn't not expect flop house types to be big on cleaning up other roommates messes .

Exact same story, red tags, our unit not red tagged but had significant damage, promises of progress, had to take a trip there to get the desired progress, insurance cost roase more. 

I have a waiting list of tenants and charge market rent because I buy in desirable areas vs "affordable" areas.

currently don't own any property, have no desire to own property. but the renovating to increase rent is a smart long term play!

As I'm sure you're aware,  assisted living is a very desirable investment that a lot of folks are going after right now.  

Also appraisal was something to be desired.

It's going to be less comfortable and more work, but a SFH in a good location is going to appreciate much better than a duplex in a less desirable location. 

This is due to their desire to avoid hands on involvement that would require them to operate their business efficiently.

Your desire to avoid a few pennies in taxes makes for a very convoluted description of the proposed transaction.

Especially if you're open to something a little smaller in an area that's a little less desirable.