Although, I would like to have first access to foreclosure properties with HomePath's First Look Program, income/capital gain tax benefits from my PR, and more favorable loan terms. 

On the Reno side there are still all the tax benefits with ranchettes with views of the city.

I'd advise you to pick a service that partners with the Campaign Registry to let you register a phone number in order to comply with TCPA and benefit from optimal deliverability.

I would make sure to connect with an investor friendly accountant to understand the tax benefits you may be able to pursue. 

You must work at least 750 hours per year in a qualified RE business.So most people who have high-earning W-2 jobs outside of real estate won't qualify.But the unique thing about RE pro status is that even if you don’t qualify but your spouse does, you can both file jointly and claim the losses from your RE investments to offset your other active income together.It's an incredibly powerful benefit if you do meet the criteria.

I know a vacancy is tough and it can be hard to find tenants in the winter, but you have to weight the costs and benefits and decide.If it's harder to find renters in the winter, try offering a month-to-month lease just to get through the winter, then move back to a one-year lease in the spring.

As I see it, consolidating all of our assets under a single holding company offers numerous benefits, including tax advantages, better lending oppurtites, and possibly more liability protection. 

-House hacking would be a major benefit.

You might benefit from that.

One of the benefits here is that you can save a bit on closing costs but the PPP (pre-payment penalty) structure may be more aggressive, ultimately inhibiting your ability to sell off if needed - since the loan would need to sustain a minimum debt service.