Or screaming at a doctor for using a forehead thermometer instead of an oral or rectal thermometer?

"Sell" means to agree to sell, convey, or transfer a legal or equitable interest by written or oral agreement or option."

If you are doing most or all of the work, I'd consider increasing your cut. 

There's a few phases - For info for buying, you'll need Leases and terms, breakdown of costs (what is tenants responsibilities and what is landlords), breakdown of CAM (Common Area Maintenance), each units price per square foot, tenants revenue to rent ratioOnce you go into due diligence, you'll need balance sheets, surveys, P&L, and tenants' sales reports for two years. lease docs and amendments including any statement regarding oral agreements, tenant estoppel agreeing with what you've been given, any open permits or zoning issues, environmental reports (don't want to find out later an old gas station or laundromat was there before), owners current budget, a complete list of all property stating who owns what and who is responsible for the care.

It doesn't have to be all one or all the other. 

Or AL (prop tax seems less which might benefit in long run)?

Freddie Mac considers the following to be interested party contributions:Funds from the Seller, originating lender, an employer, a municipality, a non-profit organization and a Related Person, are subject to the interested party contributions requirements if the contributing party is affiliated with any of the interested parties as stated in the paragraph above, except as stated below for gifts from a Related Person and lender credit.Funds from an interested party that flow through a third-party organization or a non-profit agency to the BorrowerFunds from an interested party, including a third-party organization or a non-profit agency, used to pay costs associated with the Mortgage transaction on the Borrower's behalfFunds that are donated to a third party, which in turn provides the funds to pay some or all of the Borrower's Closing CostsSo it doesn't sound like it should be a problem.

I can buy for cash, but I would need some or all of that money back to rehab the place.

Would 30% of it be deferred, or all of it, or none?

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusion