At the same time I find myself participating in other forums I used to ignore, like the taxes and short term rentals forums, because those have become bigger focus areas (and pain points!)

Is the option government supplied insurance where taxes supplement the insurance?  

I will not comment as to the tax laws and underlying rules - that is a discussion you can have with your tax advisor who presumably you are paying to help you.What I will do is provide practical and business guidance on tracking time.Firstly, there are apps available that can assist with time tracking where you can specifically detail your time, who you met with, etc.

Finally, as an aspiring/budding lender, I don't have as much access to mentors, but then again it's easier than rehabbing/flipping and probably easier than buying and holding and managing multifamily. 

Private loan that I paid when the sale was finalized.

I then would have my tax cpa enter in or do it after discussing tax based items (depreciation- MACRS, reserves, year end accruals, reserves, etc.).

Taxes and insurance will be another $400+.

He is very good about deductions on tax returns so his income looks negligible and of course banks wont talk to him about loans.

Here are the key themes I'm seeing get set up for 2025: Interest Rates Will be Holding Steady or going up: The yield curve (finally) uninverted this week, when the Fed signalled they will be more cautious about raising rates.

The key is that in order to completely defer all tax you must purchase at least as much as your net sale.