I have inexpensive but nice looking wood beds with separate heavy duty Zinus metal frames dropped in instead of the wood slats that came with them.

Make a separate post.  

As a general rule, each entity that files a separate tax return (partnership, s-corp, c-corp, etc) will need its own QBO subscription.

For this reason I’ve undertaken the expense of installing separate propane heating systems in my buildings.

The one percent and 2 percent rule ive never looked at ... cap rate is .. meh .. its there - what im most concerned with is the price of the home relative to comparables and cash on cash to start.   9)  I look  the other way if it is a multi unit that is not separately metered - thats always one of my criteria here in pgh as there are a lot of older homes and a good portion you wind up worrying about who will cover utilities.  

Turn-key would likely be the smoothest, but I am open to a fixer upper if the numbers work.As far as the unique funding, I am an equities investor with accounts held in trust and therefore my taxed income is quite low which limits my options unless I opt for a portfolio loan or separate entirely through a DSCR loan.

If you’d like to continue renting I need to know when you plan to reoccupy the property unless your son would like to apply separately.

They are two separate issues. 

Biggest thing here is they wants a house big enough for 2 separate living areas and house cannot have more than just a few steps to entrance and hopefully rear entry/etc.

In my case, I wasn’t sure my land qualified because it was essentially my back yard, but because it was always a separate lot from my house, I was able to still do it because raw land without improvements on it is always considered investment property.