There are lenders that offer portfolio loans with 15% down on pure investment 2-4 units. 

Doing it purely for tax purposes is risky though.

I gotta say, I'm stunned at the revenue they were pulling in, on apartments that don't appear to be particularly nice, or even particularly well-located.But it's pure hubris for them to do this in San Francisco.

From a purely financial standpoint, if (just IF) I wanted to be in the position to fund both private high school and an expensive out of state school for all three, I'd be looking at $1.44M all-in, staggered across 15 years, beginning in 4 years (using 60K/year math for both).  

Here, this contractor is a pure subcontractor.

The goal for the license is purely  to get access to current and historical data.

Just purely looking at multi-family listed in the area, I see that there are quite a few that meet the 1% rule, but sitting on the market for quite awhile.

Would break even/no cash flow.Current Holding Pro's of Keeping - 100k of mortgage left gets paid off eventually, resulting in pure cash flow (net of taxes/insurance/etc.).

There are many different types of out of state investments like turnkey, JV partnerships, just pure broker client, etc.

Keep track of what items are purely for the rental unit and what items are for both units.If it's an item that is technically for improvement of the whole house (landscaping, common area improvements, exterior siding/painting) you can only write off a portion.