We got hit extremely hard in the '07-'13 downturn.  

Just like every fast food chain is not the same nationwide, every Habitat affiliate is not the same - some are extremely well managed and their homes/residents blend seamlessly into the community, while others may be know for bringing neighborhoods down.Also as a duplex, your property may not even sniff a SFR comp. 

We have experience with new construction and run an extremely ethical operation. 

During this entire time she is extremely condescending, disrespectful, yelling and screaming and I have recorded it on audio.When she finds out I am the property manager and the owner, she wants to cancel the lease and wants her $500 back.

This will trigger reassessment and eliminate your Prop 58 low tax basis, even if just one trust bene gets the loan.Your only true option is to either get what we can a fiduciary mortgage as successor trustee based on the equity (borrowing up to 50% LTV max) or live without a loan. 

Only the most experienced investors with extremely deep pockets and a strong support team should venture out into what you are considering. 

Nothing like going through all the analysis and deciding to pull the trigger but not even thinking about something as simple as this.

I love investing in my local LI market because the asset values are extremely strong even in a down market and the rents are equally strong, but the taxes are high.

Prescott is beautiful but extremely isolated.

And there is an EXTREME shortage of student housing.