Being able to understand the risks associated with rental property types and areas will be a huge contribution to your success.

This would mean less forced appreciation, and an assessment value closer to the ARV than when you do a BRRRR on an older house.But to me, this delta based on real estate taxes, multiplied across multiple properties, seems meaningful.

Turns out that to date I've contributed about $196K to SSA over the years; if I work at my same pace (W2 job), I will contribute another $188K over the next 19 years and retire at age 67. 

Very Good Points: Even though I have a meaningful amount of assets, l have ample insurance with very good carriers, seasoned professional management and low risk profile activities so no LLCs in my world.

My CPA is telling me that it will treated as short-term capital gains but I’m wanting to get a second opinion.Thanks for looking and contributing!

The late fee that she is paying is contributing to your total cash flow.

We can both be put on the loan and each contribute to the downpayment.I'm unsure whether option 1 would work because my contribution could be considered "gift money."

However I would say the potential slight negative effect on value isn’t the main issue here, but rather the ancillary headache-factor related to the shelter such as property crime, safety etc. that contributes to the overall character and desirability of the neighborhood, and leads to increased turnover of those properties.

If anyone in the forum has something to contribute, I will greatly appreciate your help.

These SDIRA's follow all the same rules for contributions and distributions as a plain Roth or traditional IRA.