I utilize a combination of the two.

It doesn't always work but some appraisers sometimes will combine their data with other data to support the result of an appraisal.  

But the data shows that they still will go on vacation, just probably not to Aspen.The combination of STR's, low incomes, and B class properties has worked well for us.

Here is an example of what we deal with: in Richland County (SC) the AMI for a family of two is a combined 44,750. 

Here's our potential first deal we would Love to hear feedback:Property Appraised 190kAsking price 130kTriplex with combined rent of $1450/month (currently rented, could raise slightly if needed)Financing:Loan for propertyDown payment HELOC from our homeOur goal is to get started in multi family units in order to grow a portfolio and use equity from rentals to purchase more.Thoughts?

This reply does not apply to the financing issue but rather, combining all rental properties into one LLC. 

Its a great combination to create some margin in your personal finances without paying tax.

Unfortunately, the duplex utilities are combined as one (the duplex shares the ac unit, water, and electricity). (1.)

You've most likely visited Cleveland already so use the "Ultimate Guide" as a BASIC framework, combined with what you saw on your visit and determine where you want to buy.As an FYI I do know of a lender that will do mortgages for properties in the $40K to $50K range in Cleveland so if you need their info, let me know.

To determine the treatment of section 1231 gains and losses, combine all your section 1231 gains and losses for the year.If you have a net section 1231 loss, it is ordinary loss.If you have a net section 1231 gain, it is ordinary income up to the amount of your nonrecaptured section 1231 losses from previous years.