It sounds like you've done a lot to improve the property already, and with a good location near a growing downtown, it has strong rental potential.

Occupancy has remained strong and PadSplit is hitting new booking records regularly.Here are some articles to review in the meantime:1. https://www.padsplit.com/host-resources/news/how-affordable-...2. https://www.padsplit.com/host-resources/news/why-padsplit-is...

I think if you networked you could have a strong base to go at it solo without dealing with partnerships 

The worst thing she could do now would be to leave a very strong career (making 100k at 26 yo is amazing right now) to re-start in a new career.

Focus on neighborhoods with strong cash flow and smaller cities.

However, there are still some great opportunities within Charlotte that can deliver strong investment potential.

That will put you in a strong position when you start investing in real estate.Using this time to learn and prepare is a smart move.

If not, even though you are a re pro, losses are passive & deductions are limited.There are 7 scenarios that will qualify as material, and you only need to meet one:*500 hours*Substantially all participation*> 100 hrs and at least 1/2*Significant participation*5/10 years*Personal service activity w participation in last 3 years*Continuous participationTo materially participate, you must be involved in the operations of the activity on a regular, continuous, and substantial basis.Once you pass the pro test, the material participation often comes along for the ride.You can elect to aggregate all rental real estate for purposes of measuring material participation under Sec. 1.469-9(g).Your time spent on all your rental properties (STRs don't qualify) counts as one activity, making it easier to materially participate.In order to make a strong case with your CPA and the IRS you need to document your hours.Best practice is an hours log where you are as specific as possible.

I have noticed Q3/Q4 strong but it's still competitive, many agents are struggling. 

@Jessica Heller I do have some ideas on this and it strongly depends on what you are trying to do but I would recommend to take a referral OVER just going out and finding it on your own.