In my market of Oklahoma City, you can buy new construction under $250k in good school districts.

My boyfriend (who lives in the house he owns) wants to rent a room to one tenant in his house.

Here's a https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-report to the IRS website noting specific items that are included in the cost segregation study report.

A general range tends to be 85% to 100% covered.

Glad to have you as part of this community, Dramail! 

Subsequently I ended up buying property in 8 states, and a couple weeks ago bought 5 properties in 5 days in 3 states.

I am going to wait until rates drop a decent amount and sell my former primary, which is now a rental, at a premium.

@Sharon Porter,Investing in a state-controlled property like this can be an opportunity, but it's critical to understand the legal and logistical nuances.

It's a new suburb just starting out ,there are no large single family rentals ,it's mostly townhomes that are being rented out, which falls in 2500-2700$ .

Quote from @Jimmy Sont: I'm looking to build around 700 sq ft 2 bed / 2 bath guest house primarily used for short to mid term rentals.