welcome to BP and the forums @Frank Oliver I hope you find it as eye opening and supportive as I have over the many year's I've been participating. 

A recent article discusses how Bloomington is considering flexible zoning to support dorm-style units, aiming to provide housing solutions for residents earning 30% of the area median income (AMI). finance-commerce.comThe city has successfully added new rental units in the 50% and 60% AMI bands but faces challenges in creating units for the 30% AMI bracket due to financial constraints.

I have a few places in Upstate NY cash flowing over 12k/mo. 

The amount of cash flow on a home will of course be contingent on the down payment.

Process is simple. 1. purchase contract2. send contract to title company3. bring cash to closing and you're done

Wishing you success, let me know how I can support you!

However, there are multiple documents that emphasize that all 1245 property determinations must be factual and supported by corroborating evidence.

For the furnishing, it was because the previous tenant we were helping support as she got out of an abusive relationship and a crisis pregnancy.

I imagine a T-6 is just a Trailing 6 month table that shows our rents, expenses all fully tabulated and organized into a summary table, but having a hard time finding documentation online to support that. 

I also purchased the "training/coaching" and received very little support and what I did receive was not very valuable.