Now if you have the cash to pay off the underlying loan at anytime if there is an issue then your risk goes down to is your buyer going to pay and if not are they going to trash it.. same issues you have with any tenant.

Technically there are 7 ways, but for our purposes, we want to pass one of these three: 1. spend 500 hours materially participating in the rental activities 2.

The only issue I have with this theory is that the returns %.

Issues with the property at closing: low water pressure, aging roof, several lights not working, dated interior, water stain under HVAC unit, damaged decking (burn hole & rotting boards), old appliances, holes in drywallAnticipated cost to renovate:  $22500 (includes roof, repiping from old galvanized pipes, renovation of currently empty unit)  The currently occupied unit is TBD on cost, the tenant has been in place for the past 3 years.   

If you are carrying a high note and this is indeed your only investment I do not think there is an issue keeping this in your name. 

He already has his in another property so the seller would have to forgo his entitlement to make is assumable.The real issue with assumable loans right now is the down payment. 

I’m attentive to issues quickly and make quality fixes and updates.

Is there a timing issue with your state's laws? 

Issue is we have the JV partner and they would like to be part of the ownership if we long term hold.

The cheap "cash flow on paper" Class C properties even if renovated will be a huge headache with repairs, tenant issues and won't appreciate enough to make up for my losses.