A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant specializing in real estate taxation, business taxation, financial planning and tax planning.Consider working with your accountant remotely to expand your options.I would also recommend looking for an accountant willing to work with you throughout the year.

It costs me $1,500 to evict a tenant with it usually taking two-three months.

The cost shouldn’t be double what a duplex is, but should likely be less per unit.

If I invested 100K today, they are currently providing anywhere from 60 to 72% passive tax deductions due to cost segregation, depreciation, etc. 

Whether the seller was open to a buyer commission or not, I wouldn't put an additional cost into any personal purchase.  

At least his apathy only costed you $1500 and indigestion. 

I paid it off within the year, so it cost me no interest. 

You'll likely also reduce your cost of living by moving to a stabilized apartment.Depending on the cashflow and debt paydown, you can use this strategy until you've built enough equity to reinvest.On the other hand, getting into a multi-family after refinancing will also help you build substantial equity to rinse and repeat in the coming years.

First thing I notice is the big jump in ARV from the Total Project Costs.

Most of the industry is blue collar work and some of our tenants have their rent paid by their corporate HQ, our all in cost for a new home there is $250k and we are bringing in $3k a month in rent and have had zero vacancies.