Software: Stessa for accounting, Deal Check for quick and dirty analysis of potential purchasesMarket positioning: Pet-friendly (fenced-yard, accept dogs and cats), well-designed homes, off-street parking, suburban, full cable TV package (not streaming only)Pricing: Targeting upper-middle market (not budget-conscious guests)So far, so good (since 2020)

I now have $300k+ equity plus positive cash flow.

Over the summer, we got a “house manager” position at a very elite clients multi-million dollar property.

If you can hold on till first part of January the showings and everything else should pickup.This would be my action items: 1. hire a new agent that can sell the place, and get you numbers are rent and selling and sell the place. 2. be honest on the numbers you can get on an ARV so that you can sell it 3. start to get the conversation started with a couple lenders on what these numbers on refi would look like for you and this property 4. my suggestion would be to refi/rent before selling at a loss because if numbers work you can hold for a couple years then sell, but this is dependent on your cash position and liquidity of your situation. 

Hey Quentin, It sounds like you’re in a solid position to start your real estate investment journey, especially with the equity you’ve built up in your home and your ability to handle renovations.

There are a handful of gulf front complexes that still cash flow positively but you need to be very careful as to which complex you choose as not all complexes and especially HOA's are created or managed equally. 

Quote from @Chris Anderson: My wife owns a portfolio of 2nd position mortgages we are looking to leverage. 

I need about 10 homes total to make up my salary in W2. 

That's how I've done it in the past. i try to offer a base salary with incentives uncapped.

That’s a problem if trying to enforce a security position as a lender or Noteholder.You may gain control but economics will dictate structuring a deal to pay the problem spouse something as a “lovely parting gift.”