Lets call that the :( side.2) And there is the happy side... passive income (syndications, passive partnerships ie medical/dentist offices) and passive losses (depreciation, bonus depreciation via cost segregations common in syndications).

@Ben Leybovich  Can we just step  back and comment on how you look like a doppelganger for my dentist?  

Hello all, what kind of strategies you have used to invest in RE specifically to offset taxes for high earning dentists and doctors?

Even if they approve it, duplex is built to different standards and does not require fire escapes, cement walls for furnace rooms, sprinklers among other things that the triplex requires, and the upgrade is cost prohibitive.

You will recoup the cost by presenting a nice property, capturing quality tenants that make the house their home and stay for a while.Some unknowns I have to mention would be, not clear how much you bought the home for, how much value you need to add, area/address ...... many unknowns also ... perhaps some areas will command a garage space more than others etc...It will only continue to get worst --- salvage what you can I suppose ---- the surrounding concrete may not be able to be saved if it is cracking, most concrete guys and driveway contractors will not tie into broken cement just FYI -----Feel free to PM me for more information #CLE#TeamTurnkey

Broadway there will cement that transition.

It should include: install cement board with all seams taped and mortared.  

My sister is 41, a licensed  dentist  from an Ivy league school--who is now on a food stamps living at home with my parents and decided she doesn't want to be a dentist anymore.  

Luckily, teeth are always in style and I don't foresee a shortage or change in needing a dentist anytime soon. 

If the renters still hose the waste material it has no where to go but soak into the cement and blocks, so that will smell horrid and ruin fresh cement.