There is this crazy mix of factors contributing to the East TN success that I am having a hard time find elsewhere.

so it would be a mix of personal use and investment property.

@Joseph SchommerI own two mixed units, a duplex zoned commercial - mixed use and a 4 unit zoned light commercial, I’m turning into a hostel.

So we tend to mix the word foreclosures up with a couple of different situations.  

I've had mixed responses on the value by assessors since the layout is in fact a bit strange and it's hard to find comps.

Once I add my job income into the mix then I'd be okay.

I came to biggerpockets 2 yrs and since I purchased a duplex, and yesterday a mixed use multi unit commercial property that's going to cash-flow for a long time.

If they would just sell it and give you the proceeds you'd probably have to pay a gift tax, maybe they can transfer a portion of their ownership to you but you might have to pay a fair market price for the share, maybe it can be transferred but probably not -- since you're supposed to pay taxes on gifts received and a transfer of the deed is just one form of a gift if you're not paying a fair market price for it.You will get some mixed answers and guidelines.

Right now I am planning on using a mix of sweat equity and contractors.

Both are fine unless you mix up the two.