., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

On a side note, oddly, the tenant before her was also a single woman, around the same age, stayed in the apartment for 10 months, no communication or heads up, left around the same time of the year.

I've done 7 myself and lived for free or better in every single one.

Until now I've focused on distressed single-family and small multi-family properties for rehab into rentals (BRRRR).

Not one single example, yet everyone pushes it like it's the ultimate protection policy.As stated above, the best protection is to follow the law, treat your tenants honestly, and document everything. 

Fifteen percent IRR is possible, and single digit cash on cash is achievable. 

If I remember correctly, there is a provision for properties with Fannie and Freddie loans to be moved to single-member LLCs after 12 months of seasoning if the only member of the LLC is the owner/borrower on the loan. 

I've seen some people house hack a single family home by renting out the rooms, but keep in mind that traditional lenders would not be able to use the income from renting out the rooms (known as boarder income) towards additional income on the application.

Quote from @John Clark: Did you check for houses on the auction list,  or you can check with banks and look for REOs and convert that into a single family home and house hack or turn it into a Airbnb. 

Similarly, the sale ($575K) minus your adjusted basis determines your capital gain.You may qualify for the primary residence exclusion (up to $250K single/$500K married) if you lived there 2 of the last 5 years.