Its great that the seller is will to carry a note in a seller 2nd as well, that will help reduce your require monthly payment with the right lenders.

This takes a little more work, but it's the fairest and reduces the likelihood of tenants that squander utilities.If you choose #2 or #3, there are considerations:Start with an average.

The repair markup, multiple quotes fee, and HVAC filter supply fee are worth questioning as well.If your MIL is comfortable negotiating, she may be able to get some of these fees reduced or waived.

I suggest focusing on properties that need cosmetic work in order to reduce overall risk, while keeping access to a good ARV.

Lastly, all of the housing maintenance and responsibility for utilities will be the responsibility of the tenant buyer so you will dramatically reduce your expenses. just a thought.

Reducing risk requires at least some time spent in research and involvement in a deal.There are many other things you learn along the way as well. 

While it will not reduce the actual cost it will help with the monthly cash flow.I am curious if this was a single-family house converted into a double.

I am not an accountant or tax professional so I would recommend talking to your account about what that means and maybe some strategies on how to reduce your tax liability

Hey Amber - You're asking the right questions—selling multiple properties creates both tax planning opportunities and reinvestment challenges, and the best approach depends on your long-term goals and overall financial picture.If your priorities are reducing taxes, maintaining cash flow, and moving to a truly passive structure, you may want to take a second look at passive exchange vehicles like DSTs and 721 UpREITs.

Start small with strategies like house hacking, leveraging your hands-on skills for value-add properties, and building a strong team or network to reduce risks.