In the beginning, I wanted the classic small multi family house hack, but have quickly found that that's not feasible with my situation -- they're very expensive and of the few available, they're far from penciling and cashflowing. 

Sounds like the classic living out their deposit scenario in which they will deplete everything and leave you with nothing to cover repairs, clean up and other turnover costs. 

You've touched on a classic startup dilemma: the 'chicken and egg' problem.

This house has been fully remodeled and truly embellishes the classical architecture of the build; including, hardwoods throughout, custom windows, masterful trim work, a beautiful fireplace, and more. 712 Lincoln is a true work of art that welcomes someone new How did you find this deal and how did you negotiate it?

This is Lynn, I am referring to Janet Behm, who is a Certified Tax Coach and licensed by the US Treasury Dept. as an Enrolled Agent.She knows tax strategies for real estate that most tax preparers have never heard of.This is the classic: "You don't know, what you don't know."

So classic accountant answer: It depends. 

put it like this, any real estate investment is very very good when cap rate is above 4 ; or when interest rate is below cap rate, but when cap rate is below interest rate.....that becomes moot point, but single family housing at least is still "okay" due to classic demand/supply needs. but appreciation would be slower for sure.

thats classic nothing there it expired

Conventional loan with 25% down is the classic move.

That could be a classic example of mixing monies, thereby rendering the LLC pointless, or it could be setup as a property management company with paperwork showing that it is renting out the property on behalf of the owner.