I hope the CPA knows what they are doing 😅That sounds wrong - At the end of the day you are signing off the return is true and accurate. 

IMO this should be standard operating procedures.To enable you to have hands-off REI, I would take a 10-15% markup as normal business.Try this:  Would you want to proceed on your own to find, schedule and pay for all repairs?

I'm determined to increase my income so I can invest in multifamily real estate, but I'm hitting roadblocks due to various limitations.First off, I'm the primary caregiver for my father, and his ongoing medical expenses are a significant financial responsibility.

If you expense the expenditure then you write it off fully within the year costs are incurred.

I have savings that I live off of.

If you believe these tenants may eventually buy a home, you can record the judgement creating a lien and they would need to pay that off to get the financing to buy a home.

Everything has been off market/word of mouth.

If it were me, I would pay it off asap so I didn't have this hanging over my head. 

Only way your going to pull that off is with a partner or with private money that YOU line up (not a mortgage broker).I have bought houses with the vendor carrying back all of their equity - so it is possible, but I was working with motivated vendors (key word here), and without an agent getting in the way.

I am looking at an off market deal to help a neighbor and make a long term investment.