Though my study so far has suggested that I can either tilt towards a higher cash-on-cash return, but in a lower appreciation market, or a tilt towards appreciation.   

From that point whatever the small difference from $400 is vs the carpet bid will either be owed by her or paid back if the bid came in lower than $400.3) Lastly, this is not someone that usually pays bills on time or has a ton of money.

Who owns them has nothing to do with your loan count with the lender.You could transfer them into an LLC and STILL be limited in your ability to get a loan because the loan is still in your name.The only way to get rid of the loan would be to pay it off, consolidate loans to 1 property to lower your limit, or get a commercial loan in the business' name. 

@Joe Pitrolo I second going with lower-end finishes.

Not that someone couldn't assault you in their own home, but the risk is definitely lower. 

The lower the price-to-rent ratio, the better ROI you are likely to receive.

The 5,000 increases your basis in the partnership and the 8,000 will lower your basis in the partnership.

Max VA on a 4 unit property is $1.282MM and my understanding is I would only have to qualify for 1/4 of the loan amount, using the rents for the remaining 75%.HI Jesus,You have great rates above.The current rates in the market are much higher from lower 4's to 5's if we're talking about non owner conventional 2-4 unit properties. 

I am currently looking at getting into lower income rentals and possibly disabled qualified rentals.

I'm bullish on Reno as a lifestyle location and I think Carson City is a lower priced option for that same lifestyle.