You can use a low down payment to get into a house and have renters help with your mortgage.

Those loans are great loans with potentially low down payments.

Minus re-zoning expenses- Any advise for this transition into low income/transitional housing?

Even if you had to exceed that, as single you could convert an additional $485,050 above the $63,350 (or $503,350 if married) and you’d only be taxed at the 15% LTCG tax rate (not counting any state if applicable).Each year I’d get my taxable income as low as possible to give myself as much ‘room’ as possible in the 0% tax bracket and convert the max amount possible.

I don't think we go super low.

I have taken a Dave Ramsey approach to my personal finances so have a pretty low nut.

This could improve your margins.Occupancy Rate: A 60% occupancy rate seems low for Jax Beach, but that is a reasonable conservative baseline. 

Sure you could do a money market or put it in an ETF or something, but this is one of the options where the balance "can't" go down or is extremely low risk while making a decent yield.

. - Low-income areas = High cash flow, low equity growth - High-income areas = Low cash flow, high equity growth - Median-income areas = Average cash flow, average equity growthFor me, median to high-income areas are where I like to focus.

Larger are as low as $1.15.