There are discount brokerages out there you can work with that offer reduced commissions but you get what you pay for as they say; working with these brokerages will limit the number of properties you get access to because the traditional brokerages don’t like working with them.

Overall costs need to be reduced by $8k for me to do it.

My vote would be walk away and use your time and energy to grow, not to get even. 

However the aesthetics of modular houses are more modern (sell easier) and the turn around time reduces carrying costs substantially.

They will suck you in and waste your time and energy if you allow it.  

Raise revenue or reduce operating expenses or both.You might run into explanation that seems circular - value is calculated based on cap rate but cap rate is calculated based on value, it's like watching a dog chasing its own tail over and over again ... at some point your brain will explode :-) As stated above, the breakdown in the logic is the fact that some people think they can alter and calculate cap rate, this is incorrect.

.- Watersense or other water conservation methods with showerheads (the biggest drain on water bills other than leaks and loos) are often cheap and easy ways to reduce the bill with little to no impact on the tenants' lives.- LLC name can be anything you want, but I'd certainly think purchasing this and holding title as an LLC makes sense for a 14-plex.   

In Pennsylvania, you can apply for homestead exemption at your local assessment office and it will reduce your school property tax for your primary residential residence. 

Down the road as you do more deals, then yes you have a reputation.You will also hear people say on podcasts that leverage reduces risk.

I just got a triplex under contract in Tacoma, Washington, and during my VA loan process I learned that I can get up to $6k in energy-efficient improvements attached to my mortgage.