Purchase price: $75,000 Cash invested: $10,000 Sale price: $120,000 This is a 2 bedroom 1 bathroom single family detached house is South Georgia.

I either jack and jill the bathroom or add a hallway blocking off the bedroom portion to that bath to allow access for the rest of the members.  

You could house hack and use the other portion to AirBnb as then you meet the primary residence requirement in B.C.

The goal is to slowly build a real estate portfolio and get to a point that I can eventually sale my business. 

Check out this recent rental report from Zumper ranking cities in the US with the highest rents. https://www.zumper.com/blog/rental-price-data/ Welcome to BP - do you work exclusively with investors as a broker or is it just a good portion of your clientele?  

It's almost like they tack on a few hundred dollars to the order and forget to charge sales tax

For one thing we don't really have a lot of 5-10 unit places and even less for sale. 

In my case, flood insurance was under $1800/yr and for the numbers made complete sense for me as a good deal with that added cost.4) Flood zone AE does not directly impact resale value, but can reduce the number of buyers considering your property which can lead to slower sale through time and potentially lower prices.  

They get the sale and its not any harder than finding a home for a retail buyer. 

you have to inspect BEFORE the sale.