Is anyone flipping in a market where this is "average"? 

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?

Hi Jeffrey,It sounds like you're in a great position with your rental portfolio and cash savings, and I admire your commitment to keeping your investments!

We are in a very low tax bracket this year but should be 10% higher in 2025.

You could put in a range of numbers for purchase price and closing costs, renovation expenses, and expected returns and you could very quickly get a range of projected return on investments (although an excel spreadsheet could easily do this as well), but I'm sure as technology develops we will see even more sophistication in AI's ability to assist in deal analyzing.

You will make a better return with less risk keeping your money in a CD or bond. 

For example in many jurisdictions I can STR units in a duplex but cannot STR an ADU (some jurisdictions will let you STR if you owner occupy).

Note that water penetration is not limited to flooding from rising water levels on the ground in a weather event.

I am also in a need of Tax Advisor and I can't find any genuine reviews on Truebooks CPA.

Most wholesalers are not good at what they do, are unlicensed (which is illegal in most states), and lock up the property in a contract with zero risk to the wholesaler.