As Aaron pointed out, intown Atlanta is a complicated city for investors because of the difference a block or two can have.

Unfortunately this is complicated with the information I have to work with.

Overall, would staying in that room a few days a week make the taxes complicated?

The complicating factor for me is that I'm in California where it's $800 per year for each LLC.

I don't mind JV partners, but they certainly complicate things.

If you want to learn the note business, which is more complicated than real property in its nature, then spend some time as suggested in this thread on BP.

Dealing in condos adds another layer of complication as to dealing in single family residences.

While you'll pay a slightly higher interest rate for an investment property, there are tax advantages - being able to claim depreciation for the house itself and any capital improvements, as well as being able to deduct running costs - all repairs, property tax, insurance, etc, as well as mortgage interest, which is deductible in both scenarios.There are still some complications in my mind to buying it as an investment property and being her landlord.

Frankly, I think that makes it more complicated because not only do you have a desired ROI on your investment (the flip) but so too does the investor who is purchasing as a buy and hold.

That answer is a bit more complicated.