You could look into syndication, however even that will require a significant upfront investment in legal and marketing fees.Good luck!

This is especially true if the property requires significant upkeep or if the heirs live far away.Owners of Distressed PropertiesSellers who own homes in poor condition and can't afford the necessary repairs may prefer to sell as-is rather than invest time and money into renovations.Landlords with Problematic TenantsLandlords who have been dealing with problematic tenants, frequent vacancies, or costly property damage might want to offload the property quickly to cut their losses and avoid further hassles.Owners Facing Major Life ChangesSignificant life changes, such as health issues, retirement, or downsizing, can motivate people to sell their property quickly.

A fund (like a 506c) that @Chris Seveney and @Evan Polaski pointed out allows you to pool resources and spread risk across several projects.Def more attractive for investors.Pro tip: SEC exemption might be required so make sure you know your sh it and value prop here.

No LLC Needed: This keeps things simpler and avoids the state income tax associated with forming an LLC in Tennessee.Steps to Set Up Tenancy in Common:Purchase the Property: When you buy the property, instruct the closing agent or attorney to list both of you on the deed as tenants in common.Draft an Agreement: While it’s not legally required, it’s smart to have a written agreement detailing each partner’s responsibilities, the split of profits, and how decisions will be made.

I have seen so many say a "furnace is going out" and think it's requires full replacement when after checking and testing, it was JUST a blower motor, and $400 later, vhullah, runs amazing. 

Banks are required to offer you all options that are possible and in your case, it's a short sale.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Assisted living - for those that may have medical conditions that require them to have assistance.

Assuming they passed all requirements for the deductions, what's the chance of an audit?

Sometimes, sellers might require a smaller down payment or even none at all.