@Phillip Austin For listing the rentals, Zillow doesn't allow roommate style rentals, so you can't use that for listings.I use Facebook Marketplace, and all the sub groups (ie.

@Gregory Schwartz This doesn't answer your question of what's best for your situation.

My original idea was to grab a 2 family and lower the cost as much as possible I'm OK with just having a property that can allow me to pay less rent -- it doesn't have to be a cash flow out the gate. 

Some of us are business minded and strive to add value beyond basic compliance and planning (which it doesn't even sound like you're getting planning here).

Real estate doesn’t have to be trial-and-error—it’s about leveraging expertise and proven strategies to win from day one.

But if it doesn't work out as you hope, then you take some lost. 

Even if your GC is decent was able to get your job done in 100 days, if it doesn't resemble the comps in quality then your 300k exit is now 270k and with all the exit costs and holding costs your 40k expect profit is now under 10k. 

The county health department may have ok'd it, but that doesn't mean whoever lives there isn't going to get cancer from it and sue you later for knowledge.

It’s true that freshly renovated properties should have lower maintenance costs in the first few years, but this doesn’t account for unexpected expenses.

Let me know what I can do so it doesn't take 10 years.