As you're aware, with joint tenancies if someone leaves the other individual/s are liable for the rent and should ideally inform the landlord and also try their best to find another room mate. 

Remember polybutylene pipes will also raise the cost of insurance.A buddy of mine recently had to pass on a SFH he was buying as a primary because of this.

If anyone locally would lilke to connect and help me help them I would be willing to connect and show you what i get from the sellers i deal with.   

Don't remember the rental license fee off the top of my head but it is under $150 a year. 

Cash flow would be ideal, but for this particular property I’m most concerned with the location being one we’d want to live in (A+, A neighborhood, ability to find renters, needs cosmetic work but still liveable, and at least break even (not counting assumed appreciation).

Hi so for as long as I can remember I've always wanted to invest in real estate but never thought it to be a reality for someone like me until a friend of mine recently introduced me to the bigger pockets podcasts and after listening to a few episodes I started to realize that even for a guy like me that comes from a background of no money can make it if only I put my head to it so I've decided to start by getting my real estate license since that's something that's constantly brought up in the episodes but have no idea as how to obtain one. any and all suggestions would be greatly appreciated tia  

I can't remember, something like 2,400.

I remember you. 

Any recommendations for 1) brokers who could do the BPO (ideally I bring the broker to ensure Independence); and 2) an Illinois lawyer who will know the mechanics of setting this up?

In the book, I can't remember who said this, but he said you should multiply your goal by 10 and that is your new goal.