I haven’t purchased an investment property yet (outside of my primary residence kind of being a live in flip).

My current primary residence was a foreclosure.

@Joshua SavageI guess that depends, will this be your primary residence?

@Kyle Murray -  Buy a new small multifamily as your primary residence every year or two. 

When our permanent residence was build we made sure part of it was set it up to be finished as a mother in law/ duplex.

Accessory apartments may be allowed, but often come with a requirement that the primary area of the residence is owner occupied.

What is the average price you are seeing/bed or /resident?

So only thing I see happening is you creating paperwork for the sake of paperwork. also, when you occupy a rental unit, it becomes your primary residence and you no longer can claim normal rental property deductions on the unit for the days in the year the property is not in service as a rental property.

If someone is willing to live with family or in a homeless shelter they could potentially invest near 100 percent of their income and certainly benefit more in the long run compared to owning a primary residence.

She's a longtime family friend and I bought my own residence through her.