Once we determine the rental value, we aim for a monthly payment to the seller at approximately 50% of the market rate.

Regardless, you sort of need to take two steps at once: A) talk with an attorney to understand your options and nuances of those options and B) start having conversations with people you might think would invest with you to understand if there is any real interest, what they are looking for and if you can realistically offer that to them with what you are doing.Once you have that, then you need to understand underwriting with investor capital, proper fees and profit splits, taxes, reporting, etc.

One thing to take into consideration is.. if you buy the property with an LLC your interest rates will be higher. 

The rate is the same or slightly higher but comes with a $9K discount per house.

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So I could satisfy the mortgage company that it is a second home for the superior rates by exceeding 14 days, while still satisfying the IRS that it is an investment property.Are you guys getting investment loans or second home loans for your AirBNBs?

Love the time in the market piece because you'll hear so many people who have never bought investment real estate ask why "you're buying when rates are so high" etc. 

Can anyone tell me what the current market cap rates are for Class C multifamily properties in Government Hill and Denver Heights? 

The percentage of people having actual deals among Big Dogs, is, in the best case, under 5%, probably 2% or less, and that could be considered their real success rate.

Her idea at present is going to be to purchase the house herself (using traditional financing - high interest rate) and make the payment affordable for the family's rent to cover by arranging the sale well below market value and putting up a down payment of 30+ % of her own money, resulting in a PITI of ~1500.