The rates are appealing, but I'm a bit concerned that this could turn into a "you get what you pay for" type situation.

Think he will risk going to prison for you by lying? 

We have been looking for homes in Moses Lake but once I learned about  multi family dwellings the appeal of living rent free while buying a home made me know that was the rout I wanted to take.

For example, they can lie to my face and then pull esa trick on me to work around laws.

Those will have fees that will bring down your numbers.If you mean MFH, then that's a possibility, but either you've got the money to play with the big boys in the nice part of town, or you're buying in a warzone and praying for appreciation -- same for SFH, honestly.The answers will all lie in how much money you have, how much money you can leverage, how much of a project you want, etc.All I can tell you is that you're basing your cash flow either off Brandon Turner's book, or what you've seen in the forums.

Not gonna lie, I have a few motorcycles sitting in my garage that I'm going to "get around to fixing one day."

There is something not appealing to your property and YOU need to show and sell it!

I suppose the lender could appeal to the IRS that they accepted a deed in lieu and that the debtor is deceased but if i were the IRS, i'd say, "So...i still have a lien so, you'll have to foreclose and wipe me out after i fail to exercise my lien". 

I would post on Linkedin and target your ideal prospects.Sounds like you have a target list of tenants.Can you do anything to make the space more appealing - or is it move in ready?

I was trying to stay optimistic about it but you’re correct, the numbers don’t lie and being inexperienced it’ll cost me more in the long run in hard learned lessons than to be smart about it.