I don't fish without a license.

Electricians can "fish" wires through walls and set up for you new electrical panels for each unit.No need to displace the four households.

As you mentioned, JV may be a good option as there are people with that kind of money who don't have the time to go fishing for the deal.

Generally speaking the IRS targets high income taxpayers as the big fish offer the highest potential "ROI" for the IRS auditors' time.The question to you, respectfully, is "does it matter"?

I know this is a lot to ask but I can assure everyone I'm still a small fish.

Suggest you go to a landlord bootcamp the local landlord groups put on (i learned so much , very much worth the $100 ) and read this. https://www.osbar.org/public/legalinfo/tenant.html  Also fwiw I have been called several times by, I assume,  HUD or folks fishing for landlords to file complaints against , so highly suggest becoming very familiar with tenant/land laws

Fayetteville held up reasonably well except for the areas that a prone to flooding like the area around some Rock Fish Creek.

My time is too valuable and there are many more fish in the sea to waste trying to make/help someone qualify. 

Lots of fish in sea, stay focused and remember TIME IS MONEY.

I would take my chances and the belief that the IRS has bigger fish to fry.