There are so few audited that it's been hard to develop a good body of case law.  

Third, the biggest mistakes are to invest without also be able to cash flow as long term rentals as well as not researching the regulatory climate.

Stay UP every body.

Well, there's always Bitcoin :D.Seriously though - as much as I hate the hair-brained and pandering policies Seattle City Council and other similar governing bodies, I think we as landlords tend to blow the eviction thing out of proportion.

I also am very aware that the smaller the asset base of the operation the less regulatory attention, and the smaller the fines and penalties.

Would encourage you to also budget for bonuses for rent collections and new leases / home sales.Each commission should be paid over several months to ensure they are screening tenants properly and not just renting to warm bodies for the commission.Good luck!

Usually there is a local busy body that knows everyone and all their business.

.$20k down, no rehab costs, 1 renter in place for 4 years that has taken increases of $25/mo each year, a GRM of 5, COC of about 19% (about $165 per unit after all expenses), all capex work was done 6 years ago or less (there's nothing to do until something breaks) , and owner occupant is a busy body handyman type.

Does any body have any good recommendations for books im interested in multi-family and creative lending?

It's all documented via text and email, as well as video (I used a body cam when interacting with tenants, with their permission when legally required).