my specific goal is to maximize cash flow with minimal risk in the most tax efficient manner possible.

@Ben GriseThat depends ... is your objective to minimize current payments to improve cash flow {at the expense of greater overall cost} ... or, would you prefer to build equity more quickly {and reduce the total interest paid}?

we've all seen the adds or atleast all of us still in the rat race have. real estate investor seeking apprentice work minimal hours with nice check every time a house closes. now I'm no idiot and I no things that sound to good to be true usually are but it would be nice if I could learn while getting paid just wonder if anybody has had success going this route and if so how could you tell the serious people between the time wasters

In it's current state the property is worth $600KI would like to put together a proposal that would minimize her tax exposure.Any creative ideas?

The remaining 10 properties are planned for fix up, sometimes minimal and re-sale.

Usually minimal, but for new landlords, this can seem daunting.

Open concept layouts with minimal to no carpet allow for better are circulation and are a natural fit for ductless systems.

You sell in 2 years for 100k, pay off loan for say 57k (prin paydown will be minimal in 2 years), say 4k closing costs, taxes/insurance/interest 3k puts your net at 36k.

Putting aside all the challenges of the learning curve with rentals and starting with minimal cash (relatively speaking), there's the volume challenge.

The borrowed $10K will have minimal impact on your CR.