They will not represent a side but are purely to keep the transaction going(on track with deadlines) and compliant with the state. 

So, are you looking at purely investment properties or is Househacking an option? 

You are making a cogent point.But my point here is that if you think through the series of events from the perspective of the wholly naive and innocent new tenants with motives as pure as the driven snow here: rent the house. move in, worry about lead paint, search the internet for lead paint danger and learn about the reduced danger to adults, buy a $15 swab kit online, test the paint, bring the results to the LL's attention, well, that seems suspicion.

Maybe when I’m making more pure cash flow I’ll be able to give a real gift but for now at least some of them have expressed their thanks which of course was not my reason for doing it.

This is purely an estimation and ex post you will learn what to adjust.Hope that helps.

Some owners buy it for the lifestyle of live/work and some purely for investment which means cash flow is important.

Since you are buying for your personal home as well as an investment you are looking at everything with a different perspective than someone would if they were looking at the pure investment potential.

Not much of a deal to put up your own money at that spread, but that environment has changed with increased rates, all while the CD loan spread has not changed of 2%.Now, it’s purely cost of capital, 8% nets a no deal in a lot of cases, but what if you could structure it closer to 2%?

Its purely informational.

Initially, the goals were purely income based, ($ per month) and I was very active in the business.