Or how did you figure out the nuts and bolts of how to do private lending? 

I am wondering if anyone has good places to research affordable yet healthy/upcoming markets to invest in MA. looking to get into my first househack/203k so just trying to figure out where to look.

Death, divorce, fire, home sale, floods,layoffs, etc.

Quote from @Mike Hern: question is, since you have to take the depreciation, and recapture at sale - what's the point?

You can't change much of it now, but look up the best sale in the area, and copy what they did.

I live in a lower-income area, so I figure that the better tenants you will get with a safe house, the ongoing safety the tenants feel, and the lowered risk of a break-in (when occupied or vacant getting ready to lease), and reduced headaches/vacancy/potential damage are worth the marginal up-front cost of having it installed.

Year long lease typically, with subletting allowed to offset summer months cost to tenant.I worked out some high-level math: Assuming there is a 6 bedroom single family house for sale for 800k, and I can rent for 6k/month.Financing: 350k cash, 450k loan @30yr, 3.8%.Assumptions: 7% vacancy/yr, $4000/yr repairs, $10k/yr property tax, $4k/yr insurance, 8% management fee+50% first month rent on new leaseMonth-to-month breakdown: Income: $6000 Vacancy, Mgmt fee, repair, taxes, insurance: $2300Loan PI: $2650I'd take home ~$1000/month. 

Real-estate Rookie here, I am going to try to make this as concise at possible.There is a mixed commercial unit for sale in my market that I have had my eye on for awhile.

there is no bank, no mortgage, and therefore no due on sale clause.if there is a mortgage in place, and you take the payments over, this is typically referred to as subject-to or sub2 and is much higher risk for everyone involved.

  - Expectations: At any given time along the entire Oregon Coast there are roughly 125+/- worthwhile STR eligible properties listed for sale.