Only cost is buying a drink and/or food & tipping the waitress.  

If your investors want to be purely passive, and be taxed at passive income tax rates, then you must to a syndication, which means that you are offering them a security.  

From a pure numbers perspective, this deal doesn't work.But I am a fan of house hacking, my wife and I have done it several times. 

Have you considered installing a Drinking Water\ice machine on the property?  

The line is very clear with pure multifamily, but sometimes you might have a building that has 3 big residential units that are 1000 SF each and then 600 SF of storefront divided into two tiny little storefronts.

Hey JasonI know you don't want to fasten it directly to the roof but for the safety of your tenants (especially if they're drinking) I think that is going to be your only option.

Or you can live in it and rent rooms to start before you move out to the next place and convert it to a pure rental. 

Well, not being a prophet, I'm guessing that we will go merrily on for the time being.We're already seeing the uncertainty resulting from the unknown quantity, but overall, "the rich people" in the legislature aren't about to shoot their own feet, even if they do "change their footwear" significantly.My advice for the short term (remainder of Q4 CY1016, first half of Q1 2017) would be to sit back and watch for patterns to develop rather than commit to actions based on pure speculation.

This way if in the future you transition into a pure investor you will know how to manage a PM.

My excuse, surprised and blessed with twins.New investors look away; experienced investors have a strong drink for me.