So if I understand sub to, you're basically assuming the mortgage.

There are a couple of unique tax laws to real estate investors - 1031 exchange, bonus depreciation on certain improvements, Qualified Opportunity Zones, real estate professional status, etc.Make sure that the accountant you interview to understand the above concepts.best of luck!

unfortunately this marketing specialist was NOT a specialist in marketing for real estate businesses, did not understand the unique requirements and characteristics of real estate, and hence implemented their “generic” on line marketing program.  

If both houses were sold in 2024 then the loss will negate the profit from my understanding.

You also tend to get more frequent and better feedback than with an STR, if you treat your residents well.The last quadrant, unnecessary but not obviously so, is usually as a result of either converting an STR to an MTR or from remodeling above the standard needed.

@Denise Lang some copy & paste thoughts:TYPES OF RENTAL INVESTMENTSRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

A quote with no cost breakdown can definitely be a red flag—it makes it harder to understand what you’re paying for and leaves room for unexpected costs to pop up.

The more rehabs you do the better understanding you will have of the market for contacting work and materials.Doing a rehab every so often prevents you from being sharp with your budget.For those with limited exposure, ask others in the industry and always run your numbers based on being overbudget and overtime. 

I didn't understand why I could not get my money out of a free and clear asset. 

Set a reasonable salary for yourself (based on market standards) to ensure a stable income.