The primary residence unit does not qualify, so the purchase price must be allocated between investment and personal use.

I recently did an underwriting where I allocated $6k/year to insurance.  

Specific is how I classify loans toed to a specific property, and generic is how I classify our family loan that is not tied to any specific property, so I have to allocate it myself.

It will also depend on how your asset allocation is, I like to keep mine mixed between real estate and the stock market.

I would say the cash flow would go up every year and that would usually be the case but my son will be moving into one unit probably for just the labor to rehab the last unit (collected rent will go down for a year).After that rehab is complete, at market rent I would have about $8k/month cash flow with underwriting that most would consider conservative (for example $1200/month allocated to maintenance/cap ex). 

It sounds like you understand that you can only 1031 the real estate and will have to pay tax on the portion allocated to the business FFE. 

Best course of action is to work on better accountability/communication and perhaps push RAD to re-allocate some of their operational spend on personnel that can maximize the profitability of  it's portfolio.My observations of their business tends to focus on their Philadelphia operations/portfolio which I understand to be a sizeable portion of RAD'S holdings.

Hey Bigger Pockets community, I'm just starting out in Step 1 (get educated) on what I want to become a successful career in real estate investment.I also currently run an e-commerce business that is currently completely online, but would benefit from having a brick & mortar storefront, and I had an idea that maybe using the investment capital I'm looking to allocate into real estate into a commercial property my business can operate out of until I decide to sell the property in or rent it out to another business.I am obviously very naive when it comes to the complexity of any good real estate deal (especially commercial VS residential), but I'm hoping to spend as much time learning from everyone here who is on their journey as well.My main concern with the idea of buying commercial to operate my business out of it that I might struggle to rent it out afterwards and that there may likely be depreciation in the commercial real estate market over the next 5 years.I understand there is a lot of nuance depending on the local market but I'm guessing commercial is even less of a "safe" bet than finding a solid residential deal to leverage in some way.

And yes, 1,000%, if doing self-managing you should not work for free and need to be allocating some rate for self. 3) That is actually accurate in this instance.

I allocated $500/month for insurance which is part of why such a promising revenue to cost projects such poor COC.