@Jonathan Greene Thank you for the advice, appreciate it!

Hit #3, get the green light from your CPA, and cost seg away!

The real issue for buyers looking for LTR, cash flow even with a good deal is hard to pencil out to be in the green.

Most hard money works like this Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

I agree with @Jonathan Greene here.

Keeping my fingers crossed!

Do you have a plan to get that property in the green?

Primary Residence Financing: A Strategic MoveFirst Home as an Investment: Buying SmartAs many of us have heard directly from David Greene and others on the Biggerpockets podcast, the strategy of buying a primary residence every year with a low 3.5%-5% down payment and then renting the previous home when you buy the next, is a strategy that all new and experienced investors should be taking advantage of!

You know the game monopoly, the little green houses you start with...those are good, yes. 

Greenes point you have a lot of acres definitely potential to make an ADU down the road.