We also buy very unloved buildings under the assumption that we will be gutting the building and replacing almost everything ... so typically do not bother with engaging an inspector or engineer unless we see something out of the ordinary (in a bad way) or we are having a Phase 1 done.However, in the beginning before we had acquired our present level of comfort and experience, we sent an inspector into most buildings ... if for no other reason than to provide input into maintenance and renovation planning.

Growing up my dad built ~75 modulars, so I was familiar with the concept and liked the plug-and-play idea.

My goal is to grow my portfolio with strong cash flowing small commercial multifamily units (5-20 units).

@Federico Gutierrez, wow that seems amazing to grow that fast so quickly.

I only have about 5 people on my to call list at the moment... and it keeps growing :)What same goal do we share?

I have a strong drive and am determined to learn and grow to become successful in real estate, to one day take my career to heights I can only dream of.

If you are deemed a dealer, all your properties will be considered inventory and taxed at ordinary income rates when sold. 

the Underwriter will ask this question to make sure you're not accumulating investment properties through initial OO interest rates. 3) Lastly, if the property is within the same neighborhood or nearby your current residence, you will asked by the Underwriter to justify that the additional purchase is the same area is not an investment property, this one is easy, just make sure you're either buying a larger property and say your family is growing, or if you're buying a smaller property than what you currently live in just say you're downsizing to a smaller home and they'll be satisfied with either answer.

Which method will grow our investment without jeopardizing our plans, or become a roadblock in the future?

If the same tenant occupied for four years, I would probably chalk up the paint to ordinary wear-and-tear because I would freshen it up before putting it on the market anyway.The cabinets are beyond ordinary wear-and-tear for a four-year period.