I also wrote a block that relates to this topic.

If she lives rent-free, you retain control of the property but lose the ability to claim rental-related deductions.For long-term planning, consult a CPA and attorney to ensure compliance with tax rules and align ownership structure with your goals, including potential conversion to a rental or estate planning considerations.

I can relate to where you’re coming from as I’m also new to real estate investing and actively working to build my knowledge and network.

Another nice bonus of using this as a funding source is no closing costs, big help on the front end.Obviously, if all goes relatively well, the plan would be to hold these properties as rentals and refi at some point down the road when rates on mortgages drops back down a bit, whenever that may be.

This would be the safest approach but also, anyone that is worried or has extra strict oversight in their area could simply avoid anything alcohol related in their packages.

Sales comparison A common method that compares the property to similar properties nearby and their relative prices.

The market's robust economic and employment growth, significant population expansion, and the area's relative housing affordability make it one of the best real estate investment markets in the country.

What are your Loan terms and P/I relative to the cashflow after taxes?

@Zach Howard there is no agreed upon Classification in the 1-4 unit market.We've done our best to logically create a system for our market, mostly based upon relative sale prices, but also using crime rates, rents, occupant income and a few other variables. 

It really is a minefield out there.I know everyone likes the convenience of the web, and they are tired of hearing it, but this really is a business based on relationships, not online anonymity.