Looking into possible multi family or error.thank you.  

The other is a Single Family long term rental.

@Michael Challenger I scraped all the cash I could find and borrowed from family.

Thank you BP family for your support, sentiments, and suggestions. 

Quote from @Dennis Bragg: Hey Josh, thanks for jumping in with such a bold approach.. it’s not every day you see someone your age pushing for a luxury twist on a single family rental.

If a family with kids values D+ then the probably already have it, so providing smart TVs where they can log into their subscription is sufficient. 

I have been investing since 2008 and have purchased everything from single families and duplexes, to 250+ unit multifamily, to assisted living, to shopping centers, to industrial and more.

Investment Info:Large multi-family (5+ units) commercial investment investment.

When it comes to real estate, here's a general list of eligible assets and their depreciable lifespans that you should know: Residential Rental Property = 27.5 yearsThis includes any building or structure where 80% or more of its gross rental income is from residential units.That means:- Apartment buildings- Single-family rental homes- Duplexes, triplexes, and quadplexes- Mobile homes (used for residential rental)- Any kind of residential lodging facility where the primary purpose is long-term rentalCommercial Property = 39 yearsThis includes non-residential properties like:-Office buildings-Retail stores and shopping centers-Warehouses-Industrial complexes-Hotels and motels that do not qualify as residential rental propertyLand Improvements = 15 yearsThese include sidewalks, roads, fencing, some landscaping, and parking lots that are separate from the building.Personal Property = 5 or 7 yearsPersonal property used in a rental activity usually has a 5 or 7-year life.This includes most furniture, appliances, carpeting and various machinery.Qualified Improvement Property (QIP) = 15 yearsGenerally, this includes any improvements made to the interior of a non-residential building after the building was placed in service, excluding elevators, enlargements, and the internal structural framework.Computers and Related Peripheral Equipment = 5 yearsVehicles = 5 yearsNote that the land itself is not depreciable.

How do you buy a property one day for 40k put nothing into it and sell it for 80 the next day.. some one is getting screwed :)  I get the math I get wrapping the notes my family had a company call CA Wrap we did hundreds of them .. now they were on vacant land as we were in the land bizz and this is much more aligned to the land business than buying homes and selling to owner occs..