I would prefer to purchase a 3-8 unit complex.  

My husband worked for a large property management firm handling large 400-600 unit complexes.  

Hello,I'm looking to purchase a 16 unit apartment complex in Washington, D.C. 

Construction Administration is complex and every job has things that require different strategies.

Even navigating the complexities of property managers could be a deal killer for you.  

I have 6 apartment complexes in Northeast Ohio.

That is a whole other layer of complexity......I use a local attorney who handles everything for me except the landlord notice.  

It is currently unoccupied  The building was built in 1944 as a military base and was transformed into condominium complex.

If not, I'd simply tell Section 8 that the inspection was not per your prior approval and you do not plan on signing a contract.You either do or don't want to proceed,, I worked with section 8 program and can say as far as payment we had no issues, unless on renewal of the unit did not pass inspection. then payment was delayed until it was reinspected and passed. this was a large complex. 

So if she just has two kids, she's transferred $28,000 tax free and she will need to pay gift tax on $372,000.There is a way to transfer just the annual limit to each kid every year so that she transfers $28,000 in Year 1, another $28,000 in Year 2 and so on until the total value is transferred, but honestly this is really messy and (I think) might involve changing the title every year because you'd have to actually show it like this:Johnny Smith 3.5% ownership portion, Janie Smith, 3.5% ownership portion, Mama Smith 93% portionand then in Year 2, change the title to:Johnny Smith, 7% ownership portion... etc.Gets very clunky very quickly, but maybe somebody who has actually done it can chime in as to the actual mechanics.I've done the gift tax returns for this situation once about 15 years ago and I remember it being incredibly complex.