SaveAnalyze current expenses:- create spreadsheet of ALL expenditures over last three months - find and reduce or eliminate any expenses you don't need or love- target 15% monthly reduction.

If she wants cash flow, DM me and I'll point you to some options.I think it's a risky time to rely on appreciation for real estate and I personally don't consider appreciation in any market, good or bad, and certainly not now.People can use 401(k)s, IRAs, Pensions and cash set up correctly to produce cash flowing income and reduce their exposure to the stock market.

A PM will follow those rules to reduce liability on their end.

It could reduce the annual heating bill meaningfully. 

.➡️ Property DepreciationDepreciation lets investors reduce their taxable income to account for property wear and tear.

Small multifamily owners are going to have to reduce prices quite a bit if they need to sell. 

@Alan Miller Here's a list of things to consider.A single family has a larger market than a double when it comes time to sell.You have more single family properties to choose from.A typical tenant in a single seems to stay longer than in a multi reducing turnover time and costs.A double or small multi will bring in more cashflow.A double is more likely to have neighbor conflicts if it is an over/underAlso consider the condition at the purchase.

Since they want to rent a majority of the property is there a way I can reduce my property taxes?

Weak numbers in the first two years of that five year period reduced their appraisal of the property and required we do a cash-in refi. 

If you included  the cost of a new roof in your net operating statement it would serve to reduce operating income and therefore reduce cap rate and the value of the building all during one period, and the next period that did not have a new roof expense would then have a sharply higher NOI and therefore value of the building.