Do you have many restrictions (no pets, etc) which reduce your guest/tenant pool? 

The goal here is to significantly reduce one of the largest expenses for many people- housing.

It reduces your risks in finding deals. 

I try to use my business credit and reduce what I hold in my personal name.

You also have to understand this is still a peak market with a good chance that property values will decline 10% or more in the next 12 months and a lot of people jumped into the short-term rental market during the last two years, so this may reduce the demand and potential income.1.

That will reduce your need to renegotiate on price after going under contract3 - Use a local Title company net seller sheet to calculate estimated closing costs. 4 - Find a hard money lender that can close quickly. 5 - Practice patience.

We've considered selling some of our properties to leverage the building and reduce our total loan amount but would love to hear your thoughts on this strategy. 2) Should we opt for a small apartment building - thinking economy of scale? 

I start with ARV less the cost of repairs and may be a little bit of extra margin because somebody still has to take all the work on, never mind the fact that your buyer pool will be reduced to cash buyers and those with rehab loans. 

If the seller listens to the realtor, he will go through a slow death of reducing prices until he sells it next year some time.  

Do I have the wrong mindset here and should I be more focused on reducing taxes as much as possible?