I will be living in the guest house, while renting out the main.Both units are without washer and dryer units, my question is, do I supply them in the main house; or let potential tenants figure that one out?

Once you figure out how to find off market deals the rest of the process is fairly simple.

You can find comparable sales in 2017 and use that dollar/acre figure to arrive at the fair market value then. 

I recommend you figure out what you want to do, then actually do it to see if you enjoy it, have some skills, etc.

But since i rarely held more than a year all the others got paid off quickly so I did not have to do all the hidden tricks to try to fool the bank or well not fool the bank or servicer but make it harder for them to figure out I was now the owner. 

A syndication was way overkill because there were only 5 capital partners so they customized an operating agreement with their attorney that outlined roles and responsibilities, distributions, membership interests, etc.And you don't have to have all this stuff figured out right now; it's very customary for us to assign the contract to whatever customized entity we end up forming.Just one caveat. 

My friend also owned a rental property in the same community so I figured it would do well.How did you find this deal and how did you negotiate it?

Usually, by the second month, you are figuring out how to evict.Sometimes we have a specific unit that has been on the market a long time. 

No one ever figured it out .

Did you figure in the additional cost of no rent for one of the tenants and how long it will take to evict them?