Does the real estate agent hire a professional photographer and pay for it out their pocket to make their listing stand out or do they consult with the seller if they want professional photography done and have the seller pay for it if so?

The claw back - If your investment properties are in CA now then you need to know that CA has a provision where even if you use a 1031 to move the property from CA to another state, if you sell it later you will have to pay CA tax on the profit attributed to that property while it was in CA. 

They are not Highlighting the Ad or making is stand out in any way. 

MLS and built re pour with agent to make my offer stand out How did you finance this deal?

If there's some specific stand out theme, such and energy efficient, or built around an airstrip or stables, or a ski slope (scratch that last one), boating, etc...

Also, depending on your area, a house with those attributes and size could be in demand a rent high so check your local rental rates to see how your cash flow would be.

Sale price - selling costs- purchase price - improvements - depr = Taxable gainPortion attributed to depreciation is at ordinary tax rate not CG up to 25%

DM is also highly competitive so make your letter or post card stand out by playing to your strengths and your story. 

It won't matter that it's secured by your personal residence.It gets much more complicated in reality, because you would have a mixture of business and personal use, but the point is that your interest will be at least partially deductible, and in a much better place than personal itemized deductions on Schedule A.Once again, if the property is never rented for profit - then the interest attributed to it is not deductible unless the loan is secured by that same property.

Your online pictures need to really stand out from your competition.