While the federal law expired local jurisdictions do have the power to enforce similar restraints on tenants.  

I grew up around real estate investing; I know how powerful and wonderful a tool it can be!

Best of luck to you on these upcoming power moves you plan to make!

It is a power-dialer that provides FSBO and Expireds lists that are updated daily. 

With Ca house buying power, you could get a 10+ unit in AZ, it's all a matter of experience.  

Ok, its been a day and i didn't get any response. its ok because it gave me more time to try to wrap my head around this. its taken all the brain power i have but i think i have it figured out.

Make sure you know how much power that gives you at the negotiating table and be aggressive.

I don't stop for a second to think about IRS rationale for various rules - I have no power to influence them, so I just want to get maximum benefit from their rules and regs.You depreciate the cost basis, which includes your purchase price plus capital expenditures - and diff. parts/systems can have different depreciation schedules if you choose to adopt accelerated depreciation.  

The VA Loan is a very powerful tool you can use up to the four plex level, and if I had it freed up, I plan on using the VA loan on a multi family home once the loan is freed up. 

Knowledge of the law and process is very powerful in negotiation and finding deals.