Quote from @Victor Yang: If I gift a house, what amount will go towards the lifetime gift limit, the amount i purchased the house for, or the current FMV?

Vanessa, If you choose the seller financed route, you could potentially continue investing under the bank's stringent debt-to-income radar, so to speak.

if they are a great PM 20% is totally fair. not too high and not too low

Tenants prefer detached housing over attached housing and stay longer. 

Positives are proximity, low property taxes, no income taxes, no weather events, very low maintenance stucco/tile structures, “young” properties (5-20 years old) 

It's going to be pretty dependent on the house to think about what you can expect.

In other words, I can afford the house with or without tenants. 

You kind of have to pick a lane - do you want income or 4 units in 4 years?

Low cost housing is a huge motivator to change behavior and keep their housing voucher. 

@Rafael Ramos All your goals contradict each other:(1) Cashflow: buy Class C & D properties2) Appreciation: buy Class A & B properties3) Low Crime: buy Class A & B properties4) Why would you want your investments to lose money to lower your taxes?