You can pickup new starter homes in mix white/blue collar emerging neighborhoods in southern states like Tennessee for under $200k that will attract high income tenants. 

This area is not as cool or fun but up and coming and supporting an eclectic mix of urbanites.

Also with an "LLC" my account said fund mixing is different from a "CORP" b/c the IRS wants everything separate. 

How do you mix stuff?

Iif you are starting out and have little to no funds, I'd go with borrowing as much as you can for as long as you can.If you are an intermediate investor has good cash flow generating, you may want to mix it up with some 30 yr amorts, and some 15 yr amorts.If you are a seasoned investor, maybe not acquiring as many new properties, looking to ratchet down a little, then maybe go all 15s. 

See if there is a win/win somewhere in the mix.  

there is enough meat on the bone when i calculated the back taxes into the mix on the sale side. the owner knows the taxes have to be paid so she know that this is what is going to kill what she receives so just write the contract to her at her price she wanted to walk away with plus enough for closing cost she she will have to pay. tell her it may take a lil longer to close on it so at some point i may need an extension on the contract. then call city hall and inform them that i looking to purchase a property that has back taxes owed on it but the amount of back taxes is to much for me to buy and fix it and get the property producing again tax revenue again. when i get word from the city then market it?

not only does it complicate things, but I think it also makes the investment a security by SEC standards, from what I understand.I don't even want to mix 2 investors on a single deal, if I can avoid it.Yet and still, if a deal required, say, $90k, I could give Investor A, whom invests $50k first lien position, and Investor B, that invests $40k, second position, and do it that way, right?

(Sometimes earlier) Use a mix of postcards and letters (talk to the printing company you plan on using and they can give you advice on what is working!)  

I started to research campus apartments was wondering if it would be good to mix it up with 1B/1B, 2B/1B, 2B/2B, 3B/2B.