I have worked as a realtor for the past 7 years and prior to that I managed 50 properties for a group of investors.

If anyone has a HML they can recommend who's ok with a quick chat over coffee to go over any of the nuances prior to finding a deal, please comment below.

Looking at a listing that has "BUILT PRIOR TO 1978- LEAD BASED PAINT POTENTIALLY EXISTS.As a landlord and according to Mass laws, what does this mean to me?  

If you are buying the property at a premium than the prior sale price, keep in mind that the taxes will go up, so make sure that you've accounted for it before. 

He seems to know what he is talking about and I intend to believe in some of the things he says and one of those statements is you should never own one rental unit because the thing that you are dependent is that single unit is either 0 or 100% occupied and takes about the same physical effort as a small apartment project and according to another man I believe in is Lance Edwards who use to do that part time while he had a W-2 job that he hated and it took him only 2 years to quit his W-2 job and had no prior experience in real estate and Lance has made it in apartments and now does some teaching which is pretty normal of people.  

Prior to occupying my rental, they lived with the wife's Mom. 

40k purchase price on contract Guestinnating 6k rehab 78k is what it was appraised for the year prior and is also what the matching units appraise for.

Personally, as an investor prior to getting my license, my agents earned every penny of their commission.  

While looking at our options, acoustical ceiling tile adhesive came up, which sounds like a perfect solution... if it works.

Put 1/4" board over everything with quality adhesive.