Nothing wrong with that - it kinda “plays it safe”.  

When demand is growing rapidly, executing an MTR arbitrage play may allow you to quickly and profitably serve residents that might otherwise be in a bind to find good housing. 

Key Principles:Mindset and Goals:Think Long-Term: Real estate is a long term play in most cases Set Clear Goals: Define your financial goals and how real estate fits into your overall plan.Finding the Right Property:Location, Location, Location: Invest in areas with strong economic fundamentals, good schools, and low crime rates.Cash Flow is King: Look for properties that generate positive cash flow (rental income exceeds expenses).Consider Appreciation: While cash flow is primary, also consider properties in areas with potential for long-term appreciation.Financing:Get Pre-Approved: Get pre-approved for a mortgage before you start looking at properties.Leverage Wisely: Use leverage (debt) to your advantage, but don't overextend yourself.Consider Creative Financing: Explore options like seller financing or partnerships.Building Your Team:Real Estate Agent: Find an experienced agent who specializes in investment properties.Property Manager: Consider hiring a property manager to handle day-to-day operations.Accountant: An accountant can help you with tax planning and financial management.Attorney: Consult an attorney for legal advice and contract reviews.Managing Your Investment:Maintain the Property: Keep your property in good condition to attract and retain quality tenants.Screen Tenants Carefully: Conduct thorough background checks on potential tenants.Review Your Finances Regularly: Track your income and expenses and make adjustments as needed.Example Action Steps:Set Your Goals: Define your financial goals and how real estate will help you achieve them.Educate Yourself: Read books and articles about real estate investing.

I've spent a decent amount of time playing around on the website and will probably go ahead and buy the premium version. 

That should play a role in investors buying decisions.

I like how you point out the "technical" elements at play by mentioning the demand for MBS versus treasuries. 

It involves using Section 179 or bonus depreciation, and I would not DIY this project, as distinction between repairs and capital improvements is one of the most confusing areas of the tax law.And no, you do not need a cost segregation study to deduct these components of your rehab - if you have itemized invoices and receipts.Myth 8: for a valid 1031 exchange, I must exchange STR for another STRNo, you don't.

Its like asking whats a better career for someone who you know nothing about and they say they want to play in the NBA but you learn they are 4 feet tall.

My question is if we buy something now and do cost seg and have bonus depreciation.... can we offset  that $100K of capital gains?

We use and are happy with Avail as a lease management platform for when we get a FF renter, but it doesn't play well with the OTA booking platforms (which are becoming greater sources of residents for us).