While I am a lender, I personally use hard money on all of my own investment projects.

Aside from being licensed in all 3 states what else should I look for in a good quality agent? 

And we plan to do a cash out refinance to get all of our invested cash back.

And I saw all these crazy predictions about growth, appreciation, upcoming neighborhood, new businesses coming to town - lose lot of money in one way or the another.

Your $3 million loss shelters all of the $2 million of K-1 income... and in 2024 $610K of the W-2 income.

If you convert into your primary residence you still have to recapture all depreciation. 

Both of us are pretty young so we don't have much capital at all.

@Noy RivlinMount Washington: Pretty much all good.

The injunctions may disappear quickly, and you will be required to file or face heavy fines and penalties for noncompliance.Be safe and file is our recommendation, file all your Corporations and LLCs now.We will keep you informed about this.

I wouldn’t think your tenant should be washing the dog all that often and if they are I’d have to wonder why.