Yes I have answered this numerous times on other threads, but bullet points:1 - If you are considering a PM, now would be the time to hire as you can lean on them most likely.2 - Look for designers in the area. 

I do not want to use a will or trust to designate inheritance after my death. 

What are the most important factors that make a good deal? 

All of those factors will guide you on doing a buy down.

A small amount of movement in the rail of a screw-drive garage door opener can be normal, as it’s designed with some flexibility to handle the door's movement.

@Joshua Thompson already linked the long post that I wrote to answer your question:https://www.biggerpockets.com/forums/51/topics/1215989-expla...Based on your subsequent comments, you missed the point of my post: it DOES NOT matter whether your accountant holds a CPA or an EA designation (or neither of those two).

After all PITI, utility, and services (lawncare and cleaning) costs I have $7,225.I set aside 25% of this for my maintenance fund.The remainder funds my lifestyle, wife has a Tesla, and quarterly vacations as well as business growth.In 2023 I am tracking to build 4 duplex units designed as room rentals funded in part from a recent land sale.

Other "products" (i.e. student apartments) that are farther away will always have better amenities than I will, however location seems to be the primary factor for the students.

My goals would be to increase monthly cash flow and have more access to the property's equity for things like Cap Ex, etc....Here's a blurb from a lender's website:"By combining banking functionality with home financing into one dynamic instrument, borrowers are able to save tens of thousands of dollars and years off their loan""Designed after popular programs around the world, the All In One First Lien HELOC is the nation’s first transactional offset type-mortgage program.Home financing and banking combined:Deposits lower your loan’s principalFunds remain available for expensesInterest is calculated on the average daily balanceThis lowers the monthly interest paymentsTens of thousands of dollars can be saved over the life of the loanMortgage freedom can be achieved in half the time or less

Quote from @David Cherkowsky: Material Participation: Material participation is the key factor here.