I am from California, but lived in Peachtree City, Georgia last year (renting), and currently live in Germany as an Au Pair.

Boil it down to one thing...what are your goals for the property?

What are your goals for 2025 in real estate?

Don't get me wrong, these types exist, but they don't last LOL. 

Real estate investing has been a passion of mine for time with my mother also having invested early on where I likely have gotten the love and desire to follow similar foot steps.I have taken last 6 months to educate myself and currently own a single family home as primary residence and would like to expand to multi family properties (2-4 units) for additional stream of income, not to mention potential tax benefits for long-term investing.Based on current living situation, I have a fair amount of equity established in my primary residency along with having enough cash to either pay off house completely or use towards investing in a multi family property.Given that I'm the sole source of income for our household with my wife being the home maker for our two kids under 2, trying to weigh out risks with getting started now or perhaps waiting. 

Just make sure the numbers work for repayment and your overall financial goals. 

Is her goal to be nice and provide some of the gains or reduce her taxes by trying to split income between her and her ex?

Verifying last 2 years of rental history very important!

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

But as of the last 6 or so months I seem to be losing direction.