So you should definitely pay them an hourly rate for all pre-purchase time they help you with.

With 3 properties already, you're definitely not "new" anymore ;-) Doing a refi is very possible (depending on how much equity you've accumulated) to do those types of things...the issue can be the tax ramification that you face if/when you do it.

@Adam Bartomeo I most definitely agree.

Definitely recommend reaching out to the city first to confirm what permitting would be needed for added square footage.

That's almost by definition going to exclude most/all claims by a spouse. 

40k sounds like a lot of money for mentorship, if you pay for something like this, definitely get a contract and even demand for a guarantee 

The incoming administration definitely won't want high rates for long either, which might work in your favor.My two cents: I'd hold onto both properties.

ChrisThank you for your feedback...I will definitely reconsider the offer with my real estate agent on Monday.Much appreciated Doug

I think buy and hold is a better long-term strategy in terms of scaling and definitely comes with much more tax savings incentives to offset your regular income.If you were in my shoes, what would you prioritize at this stage of the journey?

You should definitely talk to your CPA, which I am not, but...My understanding is that until you actually have a business, meaning a property in services, nothing can be deducted.