Once you identify what you can build, you can work out a proforma to capture soft cost, hard cost, fees (building, loan, applications -- the list is long).

.- When you plan to buy rental, buy rental that's cheaper than your primary- Depreciation is captured from building only on the first tax year so your example almost not possible in real world scenario- The PAL is extremely useful when you have other RE investments, this is what RE pro keeps doing to avoid large tax gains, for example if you have 5 syndication and 1 syndication post a hefty gain, the other 4 syndication PAL is used to offset that gain. 

In the next 10-20 years which neighborhoods do you guys think will revitalize and capture the most value? 

So that true cost of turnover needs to be captured in vacancy, management...etc.  

I think most houses in Austin at least give you equity capture but I don't like banking on that. 

It wouldn’t surprise me if you don’t make any money at the end of 10 years aside from equity capture on the loan payoff.a quick comparison:I have a SFH at $635/mo.

Unfortunate that my syndication sponsor captured most of the gains as long term gains (box 9a).

And then there are the dozens of FSBO sites.If you think you have a way to bring them all together, you might be able to capture 20% of the total investment property available (just my estimation), and my guess is that bringing together just that 20% would be near impossible without a lot of money and a lot of support from various real estate groups around the country.Just my $.02...

Also lets you setup buyer and seller capture pages....some cool stuff.”

The lens the photographer uses (12mm-22mm) is $1,700 alone and that's how he captures these small bathrooms, walk-in closets, etc. and makes them look amazing.