From there, you could do a cost segregation study on that property which will lower taxes for that year and potentially create additional carryover losses.Always options to keep reinvesting assuming the equity is there to keep playing the real estate market 

We are currently experiencing another downward push on rental prices (we are continuing to reduce rents), an increase in vacancies, and an increase in time to fill units.

MTR is more of a convenience and less of an amenity play.

Wishing you continued success and growth.

I’m just trying to play it as safe as possible considering it’s been vacant for so long and I have no idea the condition in which the previous owner left things.  

We love our home which has a $2,400/month mortgage and we rent the furnished MIL downstairs for $1,600/month, so I plan to do the equity line of credit and continue living in this home.

House hacked while completing the renovation and have continued to invest in the property.

U know this is how some sharp folks will play this.

Looking at online real estate licensing courses, anything out there with continued education options that does a good job of covering creative financing?

Unless you bought RE a few years ago, created equity via successful BRRRR, flip, or do a combination you're just playing the appreciation game.