I am so grateful for the opportunity he is giving me but I'd like to add him more value, like you mentioned on your post. 

This confluence of factors has created a perfect storm, leading to the increased foreclosure rates witnessed in the market.Opportunities Amidst ChallengesWhile the rise in foreclosures spells trouble for many in the CRE market, it also opens doors to unique opportunities for savvy investors and developers.

The opportunity to house hack How did you find this deal and how did you negotiate it?

People who are buying under non-profit has advantage during sheriff's sale as they have opportunity to buy at much cheaper price.

But then I keep going back whether or not a personal home is wise or not with all of the phantom costs/opportunity costs and how expensive it will be.

I keep a little 7.5 cu ft fridge and offer to have my handy man deliver it the same day a tenant reports a fridge out. https://www.amazon.com/RCA-RFR725-Apartment-Refrigerator-Sta...I have our appliance guy out if it's a newer appliance or I go appliance shopping if it older than 7-8 years old.If tenants want other additional compensation, I tell them that it's not my job as the landlord to protect them from every inconvenience; we will provided a compact fridge for temporary use on request and promptly schedule a repair and replacement and they should contact their renters insurance to determine if any additional benefits are available.

If you cashed out, didn't 1031, paid the tax, and then did your renovations...the opportunity cost seems very high.

I want to educate myself in partnerships opportunities and potential syndications and help grow my portfolio exponentially.  

I have just started getting my feet wet in the world of real estate investing and am stoked for the opportunity to learn.

The Tax deed in my state is very strong it confirms I am the owner so many of the rental properties I own still have the government issued tax deed.If the county is doing their job property with notifications, then the tax deed is not messy at all, at least not in SC.