Thankfully I am currently breaking even on the mortgage with both units rented and we just moved into my girlfriend's parents’ lake house rent free.

Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

(aside from the 1 or 2 homes that have stunning overlook views).When building out your buy box, are you all using the averages, or are you basing your min/max on the cream of the crop listing revenues, even when there aren't clear reasons as to why they are performing so much better than others?

I don't want to step on any toes, but if you're not working with an agent, I'd be happy to help you, but even if you are,  I'd be happy to talk with you about the Redding area and answer any questions you might have, etc.

With software like propstream I can even look at seller mortgage details and MLS private remark.Getting license you only know the legality aspect of being an agent but doesn't necessarily means you would be a smarter one to get to know the market.The only thing that I can not do with propstream is I can not download all disclosures when I try to purchase.

then collect rent from him, which he doesn't have to agree to and even if he does he may not always pay on time, if his 8.75% interest rate is any indication of his credit score, which it is.I have another alternative. 

Invest in as long as it takes you to write a check, do a wire transfer, or even an online bill pay4.

It sounds like the 2 BR floor plan makes this process even more difficult.

ChatGPT tells me that the cash out proceeds even if only reimbursing myself is non deductible because the proceeds are not reinvested in property

There's a good chance it may not even appraise for what the seller is asking if the seller really is asking for that much more compared to others just for furniture.