I think one thing that is helpful, is to be more directed in your question and what you're looking for with regard to coaching.

I think his non -accredited investors can invest 5k.. look into Grants  program.. let me know what you all think 

Of course we want to grow and scale, but the beauty of this strategy is the flexibility - don't think that just because you dont cash flow right after you move, it is not a good investment. 

I think that's the problem...

Your father-in-law will want to minimize his tax liability on the capital gain and think about how the sale fits into his estate planning strategy.

If you think ahead, you can minimize recapture with the right tax planning.So what is recapture?

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

I think the most important thing in investing is screening and management.

@Chad Chase - I think funding a fix and flip with a HELOC from a primary house could work.

Think about an HVAC, storm damage, paying for housing if a tree falls on the roof, dealing with stupid insurance companies, etc.