Welcome to this awesome community Rob.

But can someone please answer this specifically:"Do I need to file in MO even though I experienced a loss in 2024?"

We would likely take 2 years to rehab since this is our first one. 

I dont know the terms of this specific home equity agreement but the ones I have seen in the past were pretty expensive.

Looking forward to networking and learning from this community.

I figured if I get a decent deal on a turnkey property that has at least 3 bed 2 bath I can prob rent for 2k a month give or take depending on the amenities and make decent cash flow. anyone else have any experience with renting single family rentals in this area?

This would hopefully maintain strong cashflow from the property will providing some capital to use for the next property acquisition. 

The automation is helpful to the emails that you send to the text, this is all nice to have along with great drip emails for birthdays, reminders in escrow, and much more. 

@Jake Carlile love this.

And since you hold the property with your wife in a trust that makes this a related party scenario.