I am understanding I can convert Operating Partner Units in an UPREIT to REIT shares (taxable) but the benefit is I can sell any percentage of the operating partner units, paying taxes on only that percent I sold.A friend that is a bank auditor, specializing in commercial real estate said:operating costs should total about 30%, leaving NOI 70%For us business people NOI in real estate is EBIDA (T left out as Taxes are an above the line expense)Any know, does the DST have to produce audited financial statementsSo now I feel I am better equipped to work with the RIRep and tackle the recommended PPMIf you really follow the track record of when these multi family unit being purchase and sell, average holding time is 3-4 years so you pay the premium in there and that's why how DST sponsor makes money.

Because of the additional income I am producing through the consulting business, I am afforded the opportunity to invest money in real estate.  

We're willing to live almost anywhere in the greater Sacramento area based on what we can afford, provided of course that the property is in a decent neighborhood that has a good chance of attracting responsible tenants.As for budget, I believe we could get a conventional loan for properties up to $600k, but my strong preference is to find a distressed property (or seller!)

I have a job that also affords me a lot of spare time in my schedule and I'm looking to use that time to begin/continue/grow a real estate portfolio.

. - If you can't afford to stage, virtual staging some photos is a good idea. - On this one it's hard for buyers to see what they're going to do with all of that living room space so some virtual staging helps paint the picture. - Lastly, the colors are basic and I think we're seeing a shift where buyers aren't just wanting the black/white kitchens anymore, maybe try to find some accent pieces you can add in for cheap.

The taxes and affordable insurances also help the cash flow on top of normal to above market rents in some neighborhoods.

Since your dad is a contractor with access to affordable labor, the renovation costs could be lower than average.

Housing is still affordable compared to other markets, which keeps renters and investors coming.

So more Roth for way less in taxable income incurred. doing this is easiest in a Solo 401k if you qualify but can also be done using a checkbook IRA as well. check out this post that @Dmitriy Fomichenko made explaining this concept.https://www.biggerpockets.com/forums/51/topics/1223601-how-t... 

If she is worried about her gas bill, she apparently can't afford to live in this unit.