I’m open to either a townhouse or a single-family home, but I’m definitely trying to steer clear of any crazy HOAs that eat into cash flow (you know what I’m talking about!).

I'm currently working with an estate planning attorney and she said she said we could put the LLC in the Trust but said she was not the best person to advise on the pros and cons of that and that we should talk to a business law attorney.

Maybe talk with some realtors who have people who cannot get a loan because they are self employed, but have plenty of down payment.

This is partially offset by high international immigration and births.

Talk to accountants before trying this.

Brian Chesky, Airbnb CEO, has talked about people's frustration with fees.

Again, this isn't saying this guy is, I'm saying generally.My recommendation: Contact the city about section 8 programs, read here in the forums, listen to podcasts, then talk to property managers.

Have you talked to a lender?

I am sure he would be more than happy to talk with you.  

I have made my own list of leads as well with some properties that I find vacant, probate, tax lien. but have only helped an out of state realtor on a deal a yr ago. and 2025 I would like to have the right people to go to with questions and or properties when I talk/find home owners that are willing to get rid of the property as well.