I own an non performing note in Texas and received notice for collection of the delinquent taxes. 

I'm about to make an offer on my first larger multifamily (20 unit apartment complex) and the non-disclosure I was asked to sign in order to view the financials has a bullet point that says I'm "acting as an Investor only and therefore am not entitled to commission."

The partiers were not residents, it turned out one adult tenant had been marketing "pool parties" to non-residents at $5 a head.We have a "no parties" clause in our rental agreement, and also do not allow residents to run businesses on the property. 

Have them add you as an authorized user to some of their good, clean, long term accounts.

The bank can either accept your low offer or you can walk away  No normal (non investor) buyer will touch this house.  

FHA backed multi-family mortgages have outrageously good terms (85% LTV, 35 year fixed term, rock-bottom rates, non-recourse.)

The loan will be fully non-recourse. 

That's why a lot of RE investors don't bank on appreciation, especially if you put 0% down.I'm admittedly in a different situation than you (I'm single with no kids), but I found that I could rent a place in a neighborhood I wanted to live in way for less than the non-equity building costs of buying a house in a neighborhood I'd be ok living in. 

Close to $0 taxes with a $500k net income from non-RE business?

All my properties are grandfathered in to the non-conforming zoning.