Here in Reno, NV it’s has above average appreciation and break even at 30%.

Some house hackers are okay with breaking even in the short term but the plan is to make some improvements to the property to get some cash flow in the long run.

Would an attorney be necessary or break the bank here making it a waste of money? 

Another option is to say in Lease "Appliances are provided as a courtesy, and owner will neither REPAIR nor REPLACE if the break"!  

So all in I am at $240,300 , hard money I am factoring in as 15% rate and since I’m borrowing 840k for let’s say 6 months , I’m factoring in hard money costs at 63k for 6 months So now all in I’m at $303,300 ARV should be at least $1.3 million (conservatively) I would cash out refi with a dscr loan and get back 975k , I would pay the $840k I owe to the hard money lenders , leaving me with 135k , and I would pay myself back with that money , and since I would have $303,300 invested , I would pay back 135k to myself leaving me with $168k invested in the house with a equity position of $325k , the actual house number are such after the cash out refinance: This house has 2 units and 3 accessory units Mortgage : $7100Heloc payment : $1300Total = $8400Live in 1st floor Rental income 2nd floor : $30003rd floor: $1500Accessory unit 1 :1200Accessory unit 2 $1200Income : $6900 Net : negative $1200I also already have a house that’s breaking even , but I’m living in one unit and if I move out that house would become positive $1500 which I can put toward the payment of one of the other houses .

I already own one multi family property but it’s been a while since I haven’t managed to find a way to scale into more properties, right now, I feel like I got the strategy in place due to his mentorship and the strategies he breaks down on his masterclass.

It's like the properties know you depend on the cash flow and something breaks. 

I also found out that there is no tax break at all.

They just want to break even-ish for the first 6-12 months.

Depends how professional the current PMC will be about the transistion.First, have client get all leases.Then rent ledgers.Make sure you get a copy of their current management contract, so you understand the Termination requirements - you don't want to break any state agency laws and have the curent PMC file anything against you.Make sure the client follows the Termination requirements BEFORE you take over.Suggest the owner emails their Termination notice to current PMC and copies you on the email.