Outsourcing the 3000 would cost me .277 more per piece but that doesn't take into account my time, wear and tear on my equipment, 3 trips to the post office, making a total mess of my office, etc.Put another way, knowing I can only do about 40 per hour tops times the .277 per piece I save by doing it myself, comes out to $11.08 an hour.  

I understand the cash flow and cash on cash return will be lower, but we are looking at holding these properties for the foreseeable future so, we are expecting to make up for this with appreciation.  

We work with builders, lenders, insurance, property management, and most importantly, We are boots on the ground.  

Here’s the quick-and-dirty lowdown to get you started:1️⃣ Where to Look:LoopNet & Crexi: Good for commercial deals, though the best ones go fast.MLS (Multiple Listing Service): Access through a realtor for hidden gems.Auction Sites: Think Auction.com or HUD homes for distressed properties.Direct Mail Campaigns: Target landlords with older properties (especially those with code violations).2️⃣ Systems for Finding Deals (Step-by-Step):Set Your Criteria: Market, budget, unit count, rehab level.Build a Deal Funnel: Use LoopNet, Crexi, wholesalers, auctions, and brokers.Analyze Quickly: Use a property calculator to see if it cash flows.Direct Outreach: Contact sellers or property managers directly.Get Your Network Tight: Property managers, realtors, contractors—they’ll drop the best leads.3️⃣ What Makes a Good Deal:Cash Flow Positive from Day 1.Below Market Value (usually needs rehab).Upside Potential: Think rent increases, better management, or refinancing options.4️⃣ How to Become the Better/Best:Study the Market Like a Hawk.

We are having issues with one of the tenants.

My husband still works, and he has a consulting business, so for now we are ok, not great but not yet dire, he works 100% remote so only if it makes financial sense moving OOS to fulfill next step to get to financial freedom- it is an option . current picture. 

We are flipping a home in Maple Heights, OH. 

Right now, we are on track to sell more than buy in 2024, and likely will buy less properties than in any year since I started doing this in 2017.

so we didn't see rent on that unit until we got a new property manager involved, and so we are still digging out from the lost rent and back utility payments.

This fact makes accelerated depreciation seem unattractive as it feels like we are not getting any IMMEDIATE benefit out of his half of the depreciation expense.