That probably excludes bank financing until the issue is sorted.

You either use it or lose it (depreciation recapture will happen if you sell later no matter what, excluding inheritance).

Your accountant will know all the information availableHe will know if it is a personal residence and how much you can potentially exclude.If it is an investment property - he will know the basis and estimate what the gain would be and any potential taxes.He would also know what state the property is located in and estimate state income taxes.He would also give you options such to defer/exclude the tax on sale(1031, qoz, 121)

You're already up there and you're excluding some 4 units at your current price ceiling.

Very important NOT to speak with tenants, children under age 18, or relatives (wife excluded.)Tell them why you are there.

Part of the return equation that some investors choose to exclude is the principle pay down, (with a more expensive property or location you have a larger mortgage, which means you are paying down a larger amount of principle each month, all else equal) and potential or expected appreciation, which is much harder to quantify until after the fact, but more expensive properties tend to appreciate at a larger dollar amount YoY even if its not the largest % increase.Like Avery said there is a ton of value in simply getting started.

It is a flip that an investor bought a year ago and is making nearly $150k on (excluding costs), and they’re now selling for about $400k.

You could just clean it and leave it, replacing it after the next tenant.For details, just list the items and a cost excluding labour. 

Would your total investment be $14500 or $4500 + All materials cost excluding labor cost from contractors?

From a cashflow standpoint, it's very difficult to make something happen unless you significantly leverage an under-used property (example: adding a unit in a building in a basement, renting parking/storage space, etc.)) and/or purchase a fairly undesirable property and invest quite a bit to bring it up to snuff.That being said, there's certainly something to be said for living cheaper and getting an opportunity to learn the trade.If you think about it from the standpoint of price per door, owning a small plex (2-3 units) can still be interesting.Example (desirable neighborhoods excluding DT, Verdun, Saint-Henri Plateau and Villeray)2 br condo = +/-350k Cost per door: 350kDuplex = +/- 550k Cost per door: 275kTriplex = +/- 650k Cost per door: 217kBecause the bank will take into account the lease when looking at your ability to pay, you can apply for a larger mortgage with a plex and the cost per door comparatively goes down.