Are there any ways...to shelter my gains for years to come (effectively resetting depreciation for me)"Ask your tax advisor about structuring the purchase so that a Sec 754 election for the partnership and Sec 743(b) adjustment for the interest you buy can be done. 

It will come over time and you can adjust your terms. 

Looks like your best case scenario is that you will break even when you rent it and chances are if you only use inflation for rent adjustments the HOA fees will eat that as you go, so it will never turn a profit and the only way you make money is if there is appreciation.

Put in an offer of 10% of the listing price, and let them know you will adjust your offer accordingly after viewing the property.

The difference is that in years preceding a dip, a CA asset will appreciate significantly whereas a midwest/rustbelt property will not.Check out some of @neal bawa's webinar's and data points, specifically "Real (inflation adjusted) Price Gains".

I have met with several adjusters, I have talked with numerous insurance representatives, multiple contractors, and the information I am receiving varies wildly. 

The taxable income thresholds are as follows:Single filers: $157,500Married filing joint: $315,000“Total taxable income” is not your AGI (adjusted gross income) and it’s not just income from your real estate business or self-employment activities.

I would much rather learn from the mistakes of others than my own mistakes (it's certainly less expensive), but sometimes failing and adjusting is needed to grow.

High risk loans = commercial, portfolio, blanket, seller--financed, adjustable, callable or with a balloon.Higher rate = 6.125% and up.Paying a loan down 20% doesn't really help ya other than shortening the term. 

Tyler - assuming the plan is to move into one of the units  -  fyi for conventional loans  - down payment mimimum for  2 plex is 15% and down payment for  3 plex is  25%  ........if  prices are  higher than 340K  - you might  consider getting  your loan pre approval  adjusted for  higher  amount   in case you locate a  property thats a bit higher ....the tacoma area  seems to have  positive momentum  right now so I think its unlikely  to  find any multifamily  properties in this price  range anywhere close to Tacoma