Paying zero tax is inefficient in it of itself--- unless it was for the rest of my life or something...Making use of the lower/lowest tax brackets and the standard deduction (being so massive nowadays) is a huge tax break in it of itself.As mentioned, you only drive one's taxes higher (and/or higher tax brackets) in future years, especially with using up the depreciation faster. 

If the transaction didn't take place within your firm, it should be well explained. 

Most of them are lower than what you'd charge a non-voucher holder.In your advertisements, yes, use the total rental rate.

I raised the lowered ceiling, leveled the sloping floor, added under the floor heating, a soaking tub and separate shower as well as high quality quartz tiling and glass shower with brass fixtures and double sink.

Supply and demand fluctuates all the time.3 - See #'s 1 and 2 above.If you have 5 properties available, and one of them is yours, you might lower your rent to get it rented faster, or wait until the other 4 are rented first, then you might be able to even raise your rent. 

Seems more like a preference rather than a way to lower expenses.

Consolidating through Student Aid gov will only let me add the 2.14% loans to one of the $20k loans and lower it to 6.5% but that isn't going to make a huge difference and it makes no sense.By the time I've paid it off I'll have paid up to $110k and it is really getting to me that I feel it hasn't even paid down from $50k over the last 5 years of $300 monthly payments.

Since real estate is an “imperfect” market, almost unbelievable transactions have occurred whereby the buyer obtained ownership of quality properties at below market prices with low interest seller financed loans and no money down.  

I know there has been some recent lower end apartment complexes in the area that have been bought and refaced which has helped change the look of the area but there is many duplex style homes scattered on Century 21st Dr along with Ivey Rd that increase foot traffic in the area.

And is there any path to a lower down payment using creative financing, or is 20% pretty much what it is?