Currently an investor must own all of the outstanding tax liens since the first auction, and it must be four years since the first auction, before it can foreclose the liens to obtain the property. 

Trying to find a creative way to partner with the owner, owner is retiring and won’t be able to hold it.

Each contributed a third of the amount for down payment, since I'm single I'm moving into one of the units and we got it at 5% down.

I am converting this back to a duplex, going to live in one half and rent out the other.

Sounds like decent services, but it's a high pressure sales job (like when the window & door guy comes to your house and wont leave until you sign).

The duplex had carports and separate fenced backyard areas.

If I buy a property for short term rental and do a cost segregation study to speed up depreciation, can I later decide to convert to a primary residence?

When acquiring a large portfolio of rental properties, what strategies have you found effective for managing or dividing the properties?

As the current tenants been there for some times, deposits as well as the rents seems to be lower than what the market suggests.

She essentially needs to bow out and have someone come in and take over.