All the county has to do is compare the current photograph from a previous one to see the illegal structure.

Here is what I need:- Multi-Family units under 275k- Property Manager referrals- A local agent that owns Multi-Famly Unit(s)- An average or above average contractorBasically, I need a huge size 11.5, 12 or 13 boots on the ground but if you are a lady a cute size 7 will do.  

A few people will get lucky, time the market perfectly and make huge returns compared to the other 90% that get into it that will do worse than the S&P 500.In other ways Real Estate is different though - first "Everyone will always need housing" unlike Bitcoin or Pork Belly Futures. 

You'll have more options if you a trying to BRRRR since that will allow you to create equity and refinance out a private lender quickly.Small multi family: This would open up the doors to house hacking and allow you to get owner occupied financing which will require much less down when compared to a non-owner occupied.

Let's say the repairs + other costs amounts to roughly $10,000, I can sell the property for $40,000 - $45,000 at least, and it's still cheap compared to the others.Of course, I need to do further inspection of the property and properly crunch the numbers.

Let the technicalities on the late fees go, find the best middle ground solution for both of you, and offer her a bonus to find a new place as you'd rather salvage your relationship and it isn't worth having this come between you two.Chalk the loss of fees and possible rent for a move out bonus as a relatively inexpensive lesson learned about renting to family/friends.

For income property, you can get good comparables based on the rents paid and costs of the property - if the seller is using an agent that agent should be able to provide those.A lot of these costs may depend on your location. 

Get bids from a few contractors, and make sure they break out materials and labor (you want to always compare apples to apples)NEVER pay the full amount of the job upfront.

You're right that adding on personal debt will reduce your score but that may be a decent trade off compared to the costs of a hard money loan.   

You can always compare with what you're getting from local banks.