Have only lightly looked into it as we have been so heavily focused here, but also because we haven’t had a connection.

So $132k all in, or if I wholesale it - $142k or so.

I switched to Baselane, which is a banking AND bookkeeping platform and it has been so much easier for me to manage myself.

I've been thinking about ADUs as well, so I will keep that as an option.

That 500/m loss does not include reassessed property taxes, vacancy, property management, maintenance and reserves  - so it will be an even bigger loss.A tax professional can assist you with your tax strategy and then you can work from there to identify the strategy to deploy. 

So trying non traded public REIT's and Crowdfunding. 

I have 100+ deals under my belt, so not really a beginner.Thanks!

If you're talking about building an interior wall to create a bedroom, this could work so long as you aren't significantly reducing living space compared to the competitive rentals. 3 bedrooms with a tiny living area could cause problems.

I think we are competitively priced, so most of out tenants have been renewing, but we plan to test higher rents in 2025  for our larger apartment buildings to account for the steep increase in insurance prices.There have been A LOT of new apartment buildings put up recently in the Cedar Rapids metro area, so depending on the class of tenant you have, maybe that could account for some of softening you are seeing? 

That's most likely going to be a C- neighborhood or lower so there could be more perceived scale to BRRRR, but a tougher decision on how to renovate at that price point and possibly harder tenancies.I would get to real estate investor meetups in your area.