for free waltz into the planning department and speak with a planner... either over the counter or if they will set an appointment... this will give you a heads up on what is permissible use... once you think its still doable.. then go see a good land planning firm that may also have a civil with it. 

with interest rates where they are (low) and where they are headed(higher).

How are you dealing with Josh and Brandon living in your head?  

The ball is rolling and I'm excited but yes, I expect some barriers to raise their ugly heads.

Do some networking with friends and family, and head down that road if you don't want to pay the points.Bill

I cant even wrap my head around 20 properties right now.

But plan appropriately, and you can deduct some of the cost in 2016 rather than depreciate it for 27.5 years.For instance, let's say the repair will cost $5,000.

Although I'm not in that niche, I haven't heard about new 4-plex developments for instance.  

For instance, i wouldn't get the cheapest fan, but i would get the second cheapest one that looked good.  

For instance my first meeting I went and talked to a few guys around my age and after joking a bit asked them if they wanted to grab drinks sometime on me.