What is their federal lending limit?  

And if they're valuing furnishings realize if the house is only marketed to a STR; then it limits the pool of buyers.

If she qualifies and materially participates, passive loss limitations won’t apply, allowing you to offset your income with cost segregation and bonus depreciation.This post does not create a CPA-Client relationship.

Great hosts will be good neighbors, will contribute to local tourism and will pay their taxes and permit fees* A major area to improve on the proposal is the 1 hour time-limit for resolving complaints.

I'd be looking at multiple structures. we try to build below the average new build cost in our market in Columbus Ohio which is 515,000 last year and we target land 40-50k and urban core adjacent where we get higher price per square foot. we build for clients with margin around $190 a sq ft depending on multi or single. we can get that down in our triplex it's a little higher on our single family homes because of garages and limited economies of scale. hope that helps. idk Philly but if you show me the area and styles of homes I can give you some more insights. 

Also seems that most brands have limited options for dressers, and those they do have are more concerned with having a trendy MCM look than being functional. 

If you have a credit card with a high limit or a line of credit on the existing duplex that might give you some wiggle room.

The appeal of student housing to rental investors lies in its ability to provide a steady income stream, especially in areas with high enrollment growth and limited new construction.Given your experience and the quality of your properties, you should find a receptive market among rental investors.

I also like contractors that have packets that allow you to pick out the stuff that you want to use for that project, which reduces the quality control process..

Look for some of those to go in as an LP (limited partner) and learn and grow your knowledge, skills and investment money so you'll be ready for the next accredited deal.