If our analysis shows that we can cash flow the property we'll make an offer to take it off his hands, spend $ to improve, and then cashflow it.  

During Buyer's title search, it was identified that there is no Certificate of Occupancy (CofO) for the home confirming it is a legal 2 family. 

And I will do some google search but can I get from you . . . what estoppel means?

@Matthew Edmondson, the power of google key word searches.  

[crawling into my office closet while alternating between sobbing and laughing]  Haha it's actually such a big improvement!

I've been searching properties for a variety of ideas for almost two years now and never pulled the trigger.  

Actively marketing the property and handling tenant relationsCost Segregation: allows you to accelerate depreciation by breaking down the property into different components, such as personal property (appliances, carpeting, etc.) and land improvements (landscaping, parking lots, etc.), which can be depreciated over a shorter period typically 5, 7, or 15 years rather than 27.5.

I am in search of a company that actually does criminal and background checks that are better than my current experience.

However, if you’re comfortable with the expenses and prefer to hold, you’d continue building equity, but it may take a while for cash flow to improve.

It's not complicated and doesn't need a deep dive, just simple search terms........