The other great thing about those areas is that labor costs run high and regulatory climates are severe, bottlenecking development of new apartments and giving a unique value proposition to single families for rental conversion.

Caution:Contracting for repair, maintenance, remodeling, or improvement by any person licensed under part I of chapter 475 (real estate agent) while acting as the owner’s agent pursuant to that license, where all work requiring a contractor is performed by a contractor who has a current, valid certificate or registration issued under this part to perform such work, and where the aggregate contract for labor, materials, and all other items is less than $5,000; however, this exemption does not apply: (a) If the maintenance, repair, remodeling, or improvement is a part of a larger or major operation, whether undertaken by the same or a different contractor, or in which a division of the operation is made in contracts of amounts less than $5,000 for the purpose of evading this part or otherwise.For the sake of your cousin's license, either make her a part owner (sharing the gross profit as her compensation) or get a GC on the job asap.Just a helpful hint to keep a fellow real estate agent out of jail. 

Each situation is unique, of course, but seller occupancy after closing is common. 

Etc, etc.Absorbing information, making short and long term plans/goals, self-evaluating, and studying your market will all help in determining your unique answer to this question.But, in many areas, multifamily provides the best cash-flow. 

It’s a unique city and the comps they use typically are not comparable at all.

(K) "Division of real estate" may be used interchangeably with, and for all purposes has the same meaning as, "division of real estate and professional licensing.

So I'm very interested in a unique building in a small touristy town and have been trying to finance it without any luck so far.

But truly self-directed Solo 401k offers really unique benefits/advantages and can be used in conjunction with your other assets to help you build wealth.

The house is already divised to be ideal for that so I get a minimum of rehab to begin with

Being both an investor and active agent I have a unique perspective on this, but as an investor if someone brought a 16-unit deal to my attention and I ended up buying it (or even if I didn't) I would be grateful and would want to preserve that realtionship in any way possible so I was the person she brought the NEXT 16-unit deal to as well.