@Mike Dymski, in my experience raising institutional capital early in my career, I would disagree about "following a sponsor" for years, and actually many of the deal level analytics (a majority of institutional investors invest in funds not deals), but your point is generally correct.Ultimately, what I see a lot on these forums is that a lot of people are relying on the investment manager to also educate them on macro economic conditions, which will always carry a natural bias towards their types of offerings.  

What is your view of "passive" income and are you okay with the higher risk it carries?

So hard money loan in my name, down payment and carrying costs covered by her but we still need to meet to hash out the details.

Cash to invest (enough for deposits, skin in the game lenders want you to have, closing costs, carrying costs, and to kick off rehab work).2.) 

A HELOC can be flexible, but ensure you have solid cash flow to cover repayments. 401K loans carry risks like penalties if not repaid on time.5.

The 4 unit I am buying the seller wants to move to Florida SUPER bad and is carrying back a 2nd mortgage for me.  

Which profits can than be utilized to carry forward into the then "good" MFH acquisition timing of things. 

If so, you can carry back the NOL for at least two years and use it to offset taxable income in those years.

Even then, if you've built up enough carry-forward losses, a nice capital gain may not trigger any taxes to be paid. 

Unless you are feeding the cats it is just the way nature is, other outdoor animals like squirells can carry fleas too.