I imagine I can get his wages garnished or maybe collect from his tax return.  

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

my RE income from my rentals is semi-passive of course... so less active than W2 but more active than dividends or social security.I just dont really see owning rentals as passive to me its active if your going to stay right on top of them and have them perform like you want them to ( this is specfic to owning C class low B class sFRs  Not those who might own 100 unit apartments with professional management those are passive as long as they are working good. . 

To make a new property cash flow with current prices, interest rates, taxes, and insurance, you're putting at least 40-50% down.

How bad is the insurance, how high are the property taxes, is there an Hoa, etc etc. 

Since they're low income/tax credit, they just don't make the kind of money needed to pay those huge premiums.

Factor in carrying costs (utilities, taxes, insurance).2.

I’ll still try to answer the question: Pros of Kansas City for buy and hold small multifamily rentals:  Hybrid market so you get some cash flow and some appreciation (con if you want only cash flow or only want appreciation) Inventory of 2, 4, and 5-50 MF buildings (not true of a lot of markets that only have SFH and very large complexes 100+ units)Relatively low property taxes, although check for the city and state you are in (e.g.

Developing and scaling now Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

We do not factor in capital gains tax in our final net profit projection Hope that helps!