I agree with @Jonathan Greene here that the first step is thinking through what to do with the primary residence - you might try this tool that I built a few months ago to analyze whether you should keep or sell the primary residence! 

Really not much room from what I try to analyze.

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

I’ve been diligently looking and analyzing deals for over a year and have not come across anything that pencils out.

My STR has a private backyard so I am able to treat it the same as cigarettes - outside onlyCarolyn,All these properties have backyards, so I’m puzzled as to why weed smoking has become so popular, and why guests don’t even bother to go outside to smoke.

Learn how to analyze deals so when you are ready to dive your ready!!!

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*This link comes directly from our calculators, based on information input by the member who posted.Hi guys, I am looking to BRRRR out-of-state. What can I do to make this deal work? Any mistake I made on...

Any rule of thumb to use while analyzing?

As Jaycee said, there are countless ways to generally analyze potential investments.

But right now "junk fees" are popular in the national conversation.