There are budget-friendly self-management sites that make setting up applications and collecting rent simple and again, you can pocket that 12%.

Cost segs unlock these savings, but the losses won't offset your ordinary income from your job unless you are an RE Pro.Here's how to think about RE Pro status to make the best case with your CPA and the IRS:RE Pro Status starts with the IRS definition of a Real Estate Professional (IRS Pub 925).It is not as simple as getting a real estate license or working for a firm that provides real estate services.Ask yourself these questions to see if you qualify:Q1: Are you in the right business?

I also suggest RentSpree.

Keep it simple and focus on cashflow. 

Any help or suggestions would be much appreciated.

I will offer this suggestion, If you can secure long-term tenants post-leaseback and consider future value-add improvements, the property could yield even greater returns.Also, keep a close eye on commercial real estate trends in Middle Tennessee, especially given the area’s growth.

Not brainiac stuff here, but in the end, it's the simple-but-tedious work that gets the best results. 

It's just volume of work.And, keep everything as simple as possible.For cash flow management, I recommend Profit First.

Joe - I would suggest you consider the following:- Google "REIAs" in your local areas.- Search Meet Up App to see what meetings/meet ups are nearby.- Post on craigslist asking about networking with other real estate investors. - I would search Bigger Pockets for members in VT and ask them their thoughts.Greg

In this market I'm not looking to really cash flow, but want to at least break even until I can refi with better rates and value add.Where/what would you suggest to look at in San Diego right now?