When building new, it is possible to design and build houses, and larger buildings, with a modest increase in up-front capital (10 - 15%) costs in comparison to the "normal/typical" minimum code build, which have resulting energy consumption 70%+ lower.  

Good chances are you'll be fine if you give them a notice to vacate, but what you may think is totally rational could increase your liability and land you in hot water if the tenant decides to lawyer up.

@Joe Villeneuve that is so simple and true at the same time!

They base my sfh off comps and I'm sure they would also appraise and find comps for your multi units and if you put $40k in rehab then that is good for you because that will increase the value and some of the other multi units may not be as updated as yours.

Looking for recommendation for CPA w REI experience (I do fairly simple REI stuff: buy/holds and flips). thx Dave

Simple fact is that virtually no where has had the historical ROI of a coastal So Cal financed buy n hold property over virtually any duration between 3 years and 50 years (verifiable fact).  

Vincent,As you mentioned registering your actual entity in the biz plan of your choice is relatively simple.  

While that is true about many new student apartments going up in Tally, the market isn't flooded with rental supply - I respectfully disagree and I think that's a simple way of looking at it.

It's not as simple as a fixed holding period.  

The article above suggests that rents are increasing faster than prices, which would lead to increasing cap rates.