I would first focus on saving money & your income.

This could help generate additional income and attract a broader range of tenants.3.Partner with a nonprofit organization: Some nonprofit organizations specialize in affordable housing development and may be interested in partnering with you on this project.

Fannie Mae does have a loophole (taken directly from the Fannie Mae Selling Guide:"In order for non-mortgage and mortgage debt to be excluded from the debt-to-income (DTI) ratio, the other party has to pay the complete monthly obligation every month for a minimum of 12 months (and the other party cannot be an interested party for non-mortgage debt).

With a duplex, you're building equity while getting some rental income.

Taxes $1200/yrNet Income: 2022 = $6,274 (before depreciation); Gross $51k; 62% occupancy2023 = $5,236 (before depreciation); Gross $45k; 57% occupancy2024 has seen so far, a decline in bookings.

Look for ones that let you input costs, potential income, and estimated property value increase to get a rough idea.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with zero or negative relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

We did not need help in deciding what our investment niche would be; we needed help in creating and implementing a tax strategy plan for a married couple composed of a high-income earner and a real estate agent and business owner.

Planning, such as selling in a year with lower overall income or using a 1031 exchange, can help minimize this tax.

They both are low income and have a hard time making ends meet (paying me).