What’s the best way to structure a loan and purchase to minimize cost and tax liability?

If you have minimal experience, I would go with 4plexes.

It’s a very minimal fee to process the hearing and does not require a lawyer . 

@Omer ZulfiqarThere are lots of opportunities for those type loans from local banks and credit unions, lenders like @Jerry Padilla or portfolio lenders/brokers that don't require income verification and minimal documentation. 

Properties like this can be great cash flow performers over the long term, but appreciation could be minimal. 

.- Negotiate as many big ticket costs in at closing and make sure to get a home warranty to help minimize impact of big costs year 1- Know you’ll have to spend about $1.5K out of pocket for every property you are considering during due diligence (Home inspection, appraisal, sewage inspection).

what many times happens is investors get more conservative and take on less risk and want to minimize what they have since they already have enough to meet their goals or needs.. 

Lee   Individually, you don't have enough equity, but there are hard money options out there that will allow a lender credit toward the first draw to minimize the barrier to entry. 

I know that vacancies here are minimal, and the area I seek in purchase our families HI property has little vacancies.

I am looking to maximize positive cash flow but,  minimizing property management headaches, while maintaining a low overhead.