--Financing:I would like to do 20% down, or more if needed, but I would like to avoid 100% cash offers as it would likely be the majority of my liquid assets.Question: How does financing differ from the mainland?

Avoiding errors and being educated on the laws can save time, money, and potential legal challenges.

(In Vegas where it’s super dry.) or using a rag to dry the seam to avoid mold/mildew and horrible smells. 

This will avoid a lot of confusion. 

Quote from @Patrick Albright: You could look at doing a 1031 Exchange to avoid any tax hits this year. there is no tax. 

That’s why many syndicators rely on exemptions like Reg D (506(b) or 506(c))—it’s not about the filing fee, but avoiding the regulatory burden and costs of full SEC registration.

I'm leaning toward 2 duplexes to avoid needing sprinklers/commercial building code. 

I am weighing some options to help my younger brother buying his first primary with a fixer. I was told by another investor that I will run into a seasoning problem, but i don't see how if i don't plan on refinancing....

But I'd like to see Lynnette's projects to support your claim "the portfolio was a 30% increase in cost to the consumers" since in TN, NC, VA, NC PPAs are priced at avoided costs. 

This was a great way to keep the home in the family and avoid the house going into tax foreclosure.