So here goes...My wife and I were just plotting our path forward as we continue to research various aspects of REI.

Another aspect is ethics, if you are not confident enough in the deal to put $1000 at risk, then maybe you shouldn't be doing the deal. 

I understand a good bit of the aspect on student rentals just really confused on how you would advertise.

This way, I don't touch the original funds at all, and I can't touch the payback funds until all debt payments associated with it have been paid.This is a proactive, risk control.Now this is just a 30,000 ft view of how I do it, details and other aspects of this system not mentioned here, but this overview of it should give you at least an idea of how you can handle it at your end....and what @Jay Hinrichs just wrote

Personally, I plan to do this in the future since I love the entrepreneurial aspect of real estate investing.

The numbers:Purchase Price: $28,500Equity: $49,000 (No Appaisal) Comparables are 45k and 53kFinanced: $0Improvement Costs: Projected $2,500 on tenant turnoverProperty Taxes: $700Insurance: $900 yrProperty Management: $58.33 monthlyVacancy Rate (7%): $42 monthlyRepairs: $360 yrHOA: $420 yrCAPEX: $144 yrMisc/Legal: $349 yrCash Flow:  $204 monthly Rent: $600Cash-On-Cash ROI: 9%Shoot me a pm or leave a comment if you have any questions or remarks!

Large multi family: Unfortunately, I do not have much insight on the financing aspects of commercial real estate and how you can use these to leverage less money down.

I'm getting a little hung up in the minutiae of this aspect- What questions should I be asking these (hungry) PMs?

I’ve been getting some conflicting information with regards to the Refi aspect of the BRRRR method on these 1-4 unit properties.

I do believe the tax limit for gifts is 15k but I am not an expert in any aspect of real estate so double check.Is she only interested in getting a return on her investment or would she consider staying in the deal with you.