If those were also initially funded with debt like a HELOC, then it would also qualify as replacement debt. - If you just personally paid for the renovations then the interest won't be deductible because "paying yourself back" doesn't qualify. 

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There is no doubt that the markets you listed will have better initial cash flow. 

Initially, my husband and I were searching for a single-family home.

Initial negative equity position is $50k. $50k / $250 (cash flow) = 200 months (16 years) to recover the negative position.  

After which they invested $190k for $10800/year return or 5.6% (not even discounting for the 2.5 years to recover the initial negative equity).  

Purchase price: $88,000 Cash invested: $25,000 Sale price: $179,900 I got this deal from an agent who was initially going to list it publicly but thought of me first.

So, when they initially communicate I cut and paste a reply letting them know when the next open house is.

Wherever you took your broker's class you should have ample study materials.If you are talking about your real estate agent's license in NJ (that is not a broker's license), you need to take the initial class at an accredited agency and they will give you all of the materials after you finish the 75 hours for the test. 

The seller needs to sell the property for a divorce settlement and initially did not want seller financing.