In my experience, a large percentage of them are fully functional adults that refuse to take personal responsibility for their lives, which is why they are receiving free rent from taxpayers instead of working for a living.

I feel a loss of direction and that makes it really hard for me to focus and build.Do we keep at building a portfolio of small multi family (very abundant in my market, very rare to find anything above a triplex for sale), with plans of selling the portfolio and 1031'ing into larger properties? 

." - which to me indicates the same doubts that I have about the legality of the IRS position.Until the IRS is challenged in court over this position and loses, I choose to comply with their position.

.: Quote from @Jefferey Eutsay: I'm considering making an offer on a 36-unit multi-family property.

Land Use Codes and Building FeasibilityExample 1: Property Land Use CodesActivity Code: 4000 (Social, institutional, or infrastructure-related)Function Code: 1000 (Residence or accommodation)Ownership Code: 4200 (State government)Example: Regrid Property Example 1Example 2: Zoning DetailsZoning Code: T3Zoning Description: Sub Urban ZoneZoning Type: ResidentialZoning Subtype: Single FamilyOwnership Code: 1500 (Businesses and commercial entities)Example: Regrid Property Example 2Based on these land use and zoning codes, can I build a house on either of these parcels?

There is usually not much that compares with what we offer, so we only compete apples to oranges, so incentives are not a good tool for us.The types of tenants we want (multi year) also respond better to an adjustment in rent than an incentive.

Everything is functional in the property it is a older home.

What are some companies that others are using to insure multi-families of this size?

Hi. I own a duplex property (I do not live on site) and I'm renting out the 2 bed/1 bath back house. I got three applications today. All of them are financially qualified and sound: 1. Single woman, mid 30s, small dog...

Choosing landlord software is often about what kinds of features you need.