I currently have 4 SFH rentals in the southeast, 3 of which are owned free-and-clear save for property taxes and insurance. 

I mean the rehab would have to be fast and then it would have to go under contract in like a few weeks b/c it will take a month to close that exit sale.In the market they would get 80% leverage at 12% with 2 points and like a 1500 admin/service fee. 

And what package would I need to buy to have no fee for tenant and landlord.

I would like to sell the property to the restaurant operator and they are willing to buy. i want to hold the paper on it to get the interest and what I'm hoping for is deferring the capital gains taxes until the balloon payment would be due in 5 years.

If you decide not to utilize a 1031 and pay 30% taxes each time, after 10 transactions you’ll be left with a little bit over $2,000,000.

Can these be tax write offs (home office, phone, car expenses, etc) even though I won't technically be making money for some time until everything is completely built and leased?

Assuming #2, and rental income of $50k/mo (ex. 25 units @ $2000), how much would we reasonably expect to take home (Net rental income not counting taxes)?

But I can see for a first-timer it might seem daunting, but really it's not.There are guaranty fees at the beginning...I think I shelled out like 40K or something like that? 

Locating properties has been the tricky part for us to navigate (tax deeds, auctions, foreclosures, reliable wholesalers, vacant properties, etc).3) As we embark on this journey, we are also looking for mentors who can guide us through the complexities of property investment deals. 

@George RedCalifornia is generally more cumbersome than other states when it comes to taxes and filings.