Thanks Sarah, I don’t see much house hacking going on in Essex or Dundalk in terms of listings on Zillow or FB so my concern would be finding professional adult roommates that want to house share in that area. i’ve been following a lot of the midterm rental groups in Facebook and the consensus is that contracts have decreased significantly and hospitals are using more local labor pools.

I would caution on having a high deductible / inadequate coverage policy with a property in Athens.Dan, a comment you made that I don't concur with is the cap ex on a new build of 300/month, unless it was a low quality builder (I have no idea who the builder on this property is). 

I have noticed that as companies they grow, their quality and attentiveness tend to decrease. 

Based on that, do you anticipate increasing or decreasing your investments?

At the same time if you as the customer are rigid in your payment abilities, it may decrease the amount of contractors that you'll be able to have do your work.

Housing supply is the other function, and my view as rates increase so does inventory in markets that are coming up to pre-pandemic levels and the inverse in the one's that are decreasing. 

Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.

However, can I say that I gave a rebate to myself on that transaction for the full RE Agent Commission amount and decrease the cost basis of my house accordingly?

Excel is a necessary but highly inadequate tool to evaluate a property.

Real Estate is THE BEST way to decrease/eliminate your tax burden.