I invest in tax sales, mainly land.

I don't care if peddlers peddle appreciation/tax benefits/blah blah.If inflation is at 8% yoy, then appreciation of 3-4% in real estate yoy on average reduces your wealth.Thank you for this post.

Sell - Would prefer to avoid this to keep my low interest rate (3.3%) and avoid fees/taxes. 

Cost segregation studies can offer real estate investors massive tax benefits.

Any ballpark idea what percentage our property taxes would go up if we went from 2 to 3 units and how does that get plugged into the calculation?

She might not qualify for another loan, unknown it depends on if she can show it as positive rental income but with your plan it sounds like she won't have tax returns in the future to make this work. 

I am also extremely interested in Portfolio loans, but I have zero contacts dealing with those types of loans.Finally, I have an 'excellent' credit score, no debt at all besides 5 other rentals at 75/25 LTV (all cash flow positive) and a job that I claim over 100,000 in taxes, and have three years of consistent tax returns showing that.

If the Florida property could cash flow or at least pay the mortgage taxes and insurance, utilities ect then they would just have a payment for their house by me.  

I also got the taxes reassessed and cut by more than $7k per year, due to the tax assessment being overvalued compared to my purchase price.I just went through the process of getting a 25-year commercial loan put on the property with my usual lender.

(plus higher property taxes due to the new assessed amount)2- I don't have cash for the rehab yet, so any advice on going about sourcing the 100k?