Even making written demand for rent subjects an owner to penalties equal to the greater of 3 months of rent or $3,000, plus attorney fees.

Most of what I read has been that they are equally transferable.

Sell them when values are at least equal to or greater than replacement costs.

That reserve can grow to 15% or 20% if one of the utilities is not turned on and/or structural work is being done; you can finance up to 6 months of house payment into the loan as well if you wish given it may be months before renters can move in and you can move in so the 6 months of financed payments is a nice option; you will need at least a 680 middle credit score these days; a 3 or 4 unit will need to meet what's called the Self Suffiency Test- that is total of all projected future rents taken at 75% of gross must at least equal the total house payment, you can include the unit you will occupy to meet this test though.Example: Buy at 100,00 and add in 100,000 for rehab + 10% Reserve of 10,000 = 210,000 then 3.50% down payment is 7350.00 with mortgage of 202,650.

You're CapEx and Repairs expenses are equal to ~25% of rent.

Contrary to popular belief, its in your insurance broker's best interest to provide you adequate coverage at the best rates because it is very easy to lose a client otherwise.

My family does not include my boyfriend...my family’s rules and not mine....each member of my family of five would be partners in the corp so that when my grandma passes, the investment is distributed equally among the five family members including my unborn child...my boyfriend is the father. 

Rent Minus expenses equals taxable income,  All goes on a schedule E of your tax return.Expenses :Maintenance, Repairs, Property Taxes, Insurance, interest, DepreciationYou are correct in that Saving for future expenses is not deductible.

By leveraging our properties, we are building appreciation on $450,000 worth of real estate (6 at $75k) outpacing you by 2-3 times just by virtue of the dollar amounts involved (all other things being equal).  

But make sure that works on the state level.When you're dealing with two or more tenants in a tic situation it may be worth your while to actually set up a separate operating entity that the tenants are all members of in equal proration to their tic membership.