. $100k expenses.

Alot of the equipment can be expensive and would be nice to be able to right it off.

You might be referring to income / expenses that are reflected by cash.Cash you receive from rentsExpenses that you pay out such as insurance, interest, taxes, etc.You may not have included depreciation expense which would bring your taxable income down further.It may be possible that the negative taxable income would bring your taxable income down.

Our only debts are a 2.875% mortgage with a balance of $124k only paying $897/month on an appraised value of $325k, daily driver car of $370/month, and use a credit card for monthly expenses, but pay the balance off with every pay check.

Minus re-zoning expenses- Any advise for this transition into low income/transitional housing?

As an example, we joined an expensive, but exclusive private networking group 12 years ago.  

Along with that you purchased at a decent price, cheap rates so your mortgage should not be expensive.

Remember, turnover is one of your most expensive costs, so try to eliminate downtime and repair costs by doing it right the first time.What are your tricks when it comes to renovating or maintaining rental property bathrooms?

We just closed in late Dec so the financials are a work in progress but we’re projecting and tracking closely to a 55% expense ratio and should have about 11% CoC in year one through the renovation period as we get more renovated units online. 

There are many pieces that are left out & everything seems to be a push to buy a very expensive coaching package.