Eli,If I were you I would look into Subject Two, Land Contracts on Properties that are free and clear and Raising Private Money!

To be honest, I would not use an attorney to draft a full op agreement between you two.

Basically wanting to pay two years of Real Estate taxes in 2025 and deduct on 2025 Return when filed in 2026.

The fact that you  already had two closings in your 1st four months is amazing.

I have two out of state and one in my basement!

I believe if I manage to acquire a property or two now, rent them out and hold them for 10-20 years they will most likely appreciate in value.

Now I have two vacancies and lower rents than when we started. 

While it's positive after expenses and has potential for improvement in year two, it’s been a bigger hassle than anticipated and taking attention from other priorities and areas of our life with not enough return. 

A colleague of mine has bought two properties owner-occupied back to back in Arlington (with a 5% rate and a 7% rate) doing basement conversions and renting rooms, lowering his effective monthly payment on each property to sub 2K each time.

I would invest in coaching after you've done a deal or two and can truly benefit from it.