. $12k, plus an annual bonus that averages to roughly $1k/month (if that can be factored in)Current monthly debts (including mortgage, property tax, insurance, car, child support): approx. $3.5kDebt-to-income concerns:Time for some napkin math for a concern that makes me worry whether this goal is actually possible...Assuming all goes as planned, I worry about eventually hitting a wall where I'm unable to qualify for new mortgages at a certain point due to how the investment properties' mortgages will affect my debt-to-income ratio. 

Bonus, I learned it's the net proceeds vs the sale price. 

By the way, you have at least 3 different ways to write off this new refrigerator (de minimis, Section 179 and bonus depreciation) which have some differences despite all allowing a 100% number.

Appreciation is a bonus.

My gross income is $137,000 +periodic varying bonuses. 

The study identifies with forensic engineering detail the immediate Bonus Depreciation 5, 7 and 15-year personal property class lives qualifying portions of a building that are normally buried in 27.5 year residential or 39 year commercial categories.

Added bonus is even if they do get married, if the house was bought by him solely prior to a marriage, the house won't be considered community property in Texas.

“They” aren’t as concerned about the profit, any income is a bonus and the tax write offs are an extra bonus (a bonus bonus if you want to call it that.). 

Find someone who is hungry and likes the investment side of real estate, bonus if they own rental property.

@Jim Vinh outside of the obvious 1031 strategy, cost segretation/bonus depreciation is another investment strategy that can shelter those gains and defer the tax that will be due.