You can shadow someone, partner with someone, do a master lease, or start small (single, duplex, triplex) and work your way up.

The list isn't important anyway.B - The process you are following, doing what I am assuming is a Sandwich Lease Option is as follows:   1 - Gain control of the property by signing a lease agreement, and an Option agreement (they are 2 separate agreements, and should NEVER be a single agreement...and never include references from one to the other) in the name of an LLC (you).   2 - Sub lease to the tenant (buyer).   3 - Sell an Option on your LLC to the Tenant/Buyer.   4 - When the Tenant/Buyer exercises their Option, they are buying the LLC.   5 - The Tenant/Buyer now owns the LLC, and all its assets...which include the Option to buy the property.   6 - In the end, the Seller never changes, and the buyer never changes. 

We took our condo off the rental market and put it up for sale some 75 days or so ago, adjusted the price twice, and haven't gotten a single serious nibble. 

What they quickly discover is that virtually a single capital expenditure, a few inflated vendor invoices or a slow turn, could literally obliterate that month, quarter or year of being in the black.Likewise, PM's have to be concerned with much more than "Tenants, Toilets and Trash".

That interest rate is killing you before you refinance, and is almost single-handedly the reason you are negative cash flowing.

but then why do i have to live in a single family resident for 2 years to avoid taxes even if I have it for investment purposes?

But what if an individual just single-handedly takes down the smaller apartment buildings say 20-40 units?

I have set up a Single member LLC for him, and am wondering if I should put him on payroll with his other employee(s), what would be the best thing to do as far as taxes and accounting go?

So I'm looking into growing my portfolio with single family / multifamily homes ranging in the 40-60k range. 

Hi Charles, just curious, would your recommendation for an experienced investor of Single Family moving into Multi Family as an eventual Syndicator be to become a Personal Student to start with or a Foundations?