@Rich ThomasNot a really heavy need to do a cost seg just for furniture if you're buying separately after the real property asset.The invoices will break out the individual units of property and help your CPA determine treatment -- defeats the purpose of a cost seg since you already have the furniture broken out. 

As Jim mentioned it’s a defeating thankless and tough business to self manage your portfolio .

Then that would defeat the purpose.  

If they found out that you do own it, they'd probably just come to you for their complaints, and that would defeat a lot of the purpose of the management company.

I'm pretty much open to any concept, but I think she's too defeated at this point to be able to see any solutions.

Never talk that way with the tone of defeat.

I would like to purchase and refinance in an LLC vice putting it in my name and quit claiming over to the LLC after refi (since it either defeats the protections of an LLC or as I understand it can be tricky if you get audited by the IRS). 

VC's want 10x their money back, which defeats the purpose of keeping living costs low. 

Although we would be living for free in the 4-plex if this deal went through (3 units pay 4plex PITI and primary house rent pays its own PITI), we can't seem to make it work in the banks eyes.We have no qualms using majority or all of our cash in the deal, but it would defeat the purpose of leveraging the VA loan. 

There are other ways to make money and keep peace of mind :) Thanks for all the input...I know this sounds defeated, but actually I am good with it for now.