I hear there's a recent case in Federal Court where an investor was found NOT GUILTY of violating anti spam laws because his text was asking to BUY a property, which isn't sales (which is what marketing is). 

I furnish about 80% of my properties off of facebook market place and places like that. 

It sounds like your current property manager may not be marketing the rental effectively, and the fact that it's listed incorrectly as an apartment instead of a duplex could be turning off potential renters.

I'd guess the real number is closer to $30k, since we bought it slightly under market and did some minor work like changed all the appliances. 

Rise48 is raising preferred equity at a valuation that is not market, with income growth projections that are unreasonable, and putting $7,000,000 of new investor cash back in their pockets... $7,000,000!!

Most investors who source their deals off-market utilize this platform.

Rental income is considered passive, while stock market capital gains are portfolio income, meaning passive losses from rentals can only offset other passive income, not capital gains.

What market are you in? 

I appreciate the encouragement—I'm excited to learn from and connect with investors in this community.Right now, I’m primarily focused on house hacking in the LA market, but I’m open to exploring out-of-state opportunities later in my career.

Lots of old houses valuing over 500k and up to 1M (local house price in my market is 167k).