You can and should expect higher quality and have enough respect for your own investments to demand that quality from the property and company you work with.  

I am happy to announce that I have acquired my first fourplex on 9.16.16 after doing my due diligence in more than 40 properties and visiting more than 10 respectively.

Much respect.

Also, in respect to the multiplex, duplex, etc, how does one find the owner without an agent? 

We have walked the property with a Real Estate agent and a contractor whom have a very good reputation with their respective companies, but I trust numbers overall.

She knows how hard I’ve worked to be able to afford this house, and how I’ve always worked hard to provide for our family.I know that my family loves this house, and that we’d treat it with the respect that it deserves.

. ;-)Anyway, why don't you take a look at Schedule E (to from 1040) to derive at the answer to your questions: https://www.irs.gov/pub/irs-pdf/f1040se.pdfStarting with line 3 you will see all the relevant parts that are to be considered when figuring out your taxable income (emphasis on "taxable" as this is ultimately what counts with respect to this particular discussion here).The form is fairly straight forward IMO.

Turnkey isn't terrible, but there are only like 5% of the providers that are actually respectable and a fraction of what they sell you are good deals.

If you're honest about the big issues on the property you may draw fewer potential buyers, but they will respect you for being honest and up-front and will be much more likely to look at other deals you send them in the future. 

Congratulations and (respectfully) I'm more of the opinion that deferred tax is preferred in the hopes that you recognize those gains during a period of low ordinary income (i.e. retirement).