Okay Justin,based on your numbers I calculate an yearly gross income of $159,948 not $140k.Expenses are to low in my book I calculate with 55% expenses (good if you don´t reach it in true life):GI = $159,948 - 55% = NOI $71,977 or $125 per unit each monthFor an 10% CAP price should be $720,000, asking of $760,000 is near the mark and with 100% occupancy (how can seller verify this?)

I donate time and money to causes that grab me emotionally.  

By doing so, investors can front-load depreciation deductions, providing substantial tax benefits in the early years of property ownership.2) Conservation Easements:Conservation easements involve donating development rights or restrictions on a property to a qualified charitable organization or land trust.

Stay informed about any changes that may impact your tax situation and adapt your strategy accordingly.Charitable Contributions: If you donate to qualified charitable organizations, you can deduct those contributions, reducing your taxable income.Health Savings Account (HSA) or Flexible Spending Account (FSA): Depending on your situation, contributing to an HSA or FSA can lower your taxable income.It's important to note that while these strategies can help reduce self-employment taxes, it's essential to comply with tax laws and regulations.

Plus we seeded the charity with our own money and 100% of the donations go to this charity.. 

Schedule A, including charitable donations, is not a "strategy."

After COE, just donate it all to Good Will.

He's offered free monthly lawn maintenance in exchange for using the garage to store his Salvation Army donations, tools, etc. 

First two heirs jointly financed 2/3 of the loan (one note), the 3rd "donated" her 1/3 of the equity to her son.

If your goal is nice properties that just cover the mortgage and you are donating management and upkeep you will end up with a stable full of those properties.