It will be instant and scaleable.

You can buy 2 houses with the 25k and be an instant investor. look up specialized IRA services and get a free consultaion with them about how to invest in real estate without paying taxes.

Is it a lengthy process to get a single family house in Austin to a multi-family dwelling.

I was able to get a $100,000 "loan" on equity line of credit almost instantly for one of my properties.

Don't dwell on it.

When he moved out, he was instantly losing a minimum $350/month + repairs + maintenance + vacancies/non-payment- so he bailed.

NH is fairly lenient on sub metering and billing, so it should be fairly straightforward.I see systems for larger apartment complexes, but I don't see a lot of low-cost systems in place to accurately measure and recover costs to heat a unit in a small multi-family dwelling.

i will instant message you our guy who we use after each rehab.  

The key seems to be "refering for a fee".(10) Any resident lessee of a residential dwellingunit who refers for compensation to the owner of the dwelling unit, or to the owner's agent, prospective lessees of dwelling units in the same building or complex as the resident lessee's unit, but only if the resident lessee (i) refers no more than 3 prospective lessees in any 12-month period, (ii) receives compensation of no more than $1,500 or the equivalent of one month's rent, whichever is less, in any 12-month period, and (iii) limits his or her activities to referring prospective lessees to the owner, or the owner's agent, and does not show a residential dwelling unit to a prospective lessee, discuss terms or conditions of leasing a dwelling unit with a prospective lessee, or otherwise participate in the negotiation of the leasing of a dwelling unit.

This area is slated for a whole new River Corridor development plan, with flashy new parks from the town and great plans for private sector development.This site has a MINIMUM recommended residential density of 17 dwelling units per acre x 1.4 = 24 units minimum.