Living in one unit and renting out the other helps you scale quickly because you need a lower down payment for a primary residence. 

Discussion in the lower $600's.I've managed to convince her to get into real estate.

Plus, given where rates are right now, I genuinely believe we're at or near a local peak.I expect rates will head lower soon, maybe revisiting 6% in the coming months.

For amount, it would likely be in the $500-700k range.My expectations are to have a negative cash flow while living there, and possibly a slight negative cash flow after moving out (until interest rates lower or rents increase).

.- get into real estate with a lower rate and lesser percentage down payment.

These are full-time government employees and at a lower risk of trashing your place than the general populace.

Hello BP Community,As is very common I have friends who purchase their rental houses under their own name in order to get lower interest rate loans with better terms and also cheaper landlord insurance, and then they transfer the title into their LLC after closing. 

Could do I a lot less to get lower rents (for example an upgrade may be $10-$15k where a bare minimum repairs and cleaning may only be $1-2k).

Also that will give me a lower payment which will allow me to have bigger profit from rent.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.