Quote from @Christopher Stevens: Does anyone know how we can write this investment off to help reduce our tax liability?

Are you reducing my ability to network and conduct business and negatively impacting my future deal making ability by calling me a "fake investor"?

If investors attempt to streamline their services, it can lead to a more organized approach to property management, lowers the risk of gaps in insurance coverage or missed tax benefits as well as simplifies communication and reduces confusion.

Use individual leases to reduce risk, screen tenants carefully, and set clear rules about noise and responsibilities.Good luck!

Sounds like lower non qualified / qualified ratio is the way to reduce CGs and depreciation recap.Furthermore, 1 property is owned by my elderly mother and can future reduce CGs via step-up at passing (assuming current step-up tax law)Property 1 (CA Condo $800k FMV, $450k basis, 10 year owned as 2nd home, wife+I are owner)Rent 2 year in CA (24mo rule), 1031 to WA, rent 1 year before converting to primary residence for 5 year before sale.Is qualified use years 10 (2nd residence) + 5?

Client reduced price and using Direct IRA financing.

Just focusing on reducing debt , I tutor chemistry which has been helping with finances.

The cost should be getting reduced significantly. 

Owner-occupying a small multi-family property is a smart move—you're reducing your own housing costs while building equity and generating rental income.

Increase earnings, reduce expenses, save, and invest.