@Troy Luster , does the current landlord have pre-occupancy walk through documentation?

I know subject to's are risky but ours only took six months (we had to wait six months because of lending requirements but I have heard of people on BP getting around this) to put the deal into a traditional financing situation and we didn't have any problems with the seller's lender - had a good insurance agent that put insurance on the property without causing redflags with the seller's lender.  

I currently own 20 units, and still work full time self employed as an insurance agent, so I am looking for a CPA/Tax prep that is knowledgeable in the RE space.

Our total mortgage amount is 165k and our total out of pocket is about 9k, that's closing costs, fees, insurance, appraisals everything.

I will probably want to refinance at least 80% of that into something fixed at some point to hedge against rates going up.Monthly costs:* debt service = $441 (141,000 *0.0375/12)* insurance = 78 (quote from Geico)* HOA: 860* taxes: $149 (it's $894 each per year)* repairs: $100 (I'm estimating a little less than with an SFR because with a condo I don't worry about the roof, the hot water heater, landscaping, etc.)total: 1628Monthly income: $2660 (1410+1250)Net: 1032Cap rate = 8.7% (1032*12/141000)Things I didn't include: closing costs, vacancy.

@Michael Plante We live entirely off a base salary after taxes of $4562 a month ($1000 mortgage, prop taxes, insurance, food, vacation savings, etc) and I also make about $5000 a month in commissions.

I would prefer to stay away from FHA loans/fees if possible, but am open to scenarios where I can still make the numbers work with all fees/insurance.

You don't have to run this through title insurance, because you are deeding this from yourself to an entity that you will own or control.  

But that is not a "cost segregation" A cost segregation is a 20-30 page document that gets included with the properties taxes that is requires an engineers approval. 

However, what does that mean from a document point of view?