If I'm paying good money for a tool, the last thing I want is someone looking over my shoulder.

You are going to pay more for something new so you might take a look on the local Craigslist, FB marketplace or OfferUP and see what is out there.

Whatever approach aligns with your goals, I would hook up with a solid team focused on that investment strategy with the experience behind them—no need to pay your dues if someone else has and you can learn from them. 

thanks Greg, yeah in NJ I pay $50 for LLC creation and 100 for boilerplate operating agreement for each of my properties to get an LLC set up online in 5 minutes and spits out the same documents  vs. $1500 for a lawyer so its just common sense to not use a lawyer and throw the $ away.     

So if you buy a 5 bedroom house and rent the spare 4 bedrooms = you can still sell tax-free under the 121 (you just pay back depreciation) If you buy a duplex and rent 1/2 and live in 1/2.

Now if they have liquidity maybe its in a fund they cant commingle with U know rob Peter to pay Paul..

It's worth paying a premium for the brick buildings that were built for multifamily.

. - If you just personally paid for the renovations then the interest won't be deductible because "paying yourself back" doesn't qualify. 

Also there is a management fee to pay for all of the above.

Before you pay for inspections, estoppel, etc. go look at the property yourself.