You can still depreciate the property, perform a cost segregation study if applicable, and deduct ordinary and necessary expenses related to being a landlord.

So let’s say you are looking at a duplex (2 unit) as long as the rents total per month from the ( 2units) are equal to or greater than the PITI payment its approved.The way you shop for the home is by sale price and using the loan amount after down payment as your calculation.

Sounds like you should be shopping for a HELOC that you can tap for investment money.

Bought an auto repair shop for 30% of value because of environmental problem.  

I don't want to sell because I buy properties that perform that I like.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Deals performed without issue. 

However you can still out perform other investment options with RE.  

In Sacramento county you can access the county clerk recorder website (http://www.ccr.saccounty.net/Pages/e-ROSI.aspx) You can perform search by party name and/or decade, year or date which includes Deed of Trust, Reconveyance, Grant Deed, Judgment, which are document titles against party name that also includes book numbers (19941221) and page (0045) Again property address is not published.But this search won't help you with probate leads unless decedant (likely) had proerty.

I performed a 1031 exchange last November 2023.