There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

These states impose a state tax on any realized gains from the sale of investment properties.

Depends on the lender.If it has yet to go to foreclosure and you are trying to buy it prior or at sale - the answer is a hard no. 

This was done to protect senior citizens on fixed incomes from being forced to sell their homes due to unaffordable property tax increases.Since the passing of this amendment, all properties in Michigan have two property tax values associated with them:State Equalized Value (SEV): supposedly equal to 50% of the market value of a property, not based on recent sales price.Taxable Value: the SEV annually capped as long as there is not a transfer of ownership.City Assessors are charged with determining how much property values have changed each year.

As an investor, I’ve had multiple sellers try to get out of an agreement after we had a legally executed mutually agreed upon sales/purchase agreement.

If the sale of stock will be considered a capital gain, you can offset it with the sale of capital stock that is operating at a loss.

I must admit their sales pitch is effective.

That's great to hear that you're graduating and you want to get into multifamily.I would start off in a commercial real estate firm, learn the systems, the sales/buying process, how to analyze deals etc...

We used an REO broker to find bulk packages of foreclosed distressed houses for sale from banks.

- Could have it for sale while its occupied, as its likely an investor buying it, and that would just be a condition of purchase.