Despite paying fees, doing a deal and making some profit is better than sitting on the sidelines. 

Now, you need to figure out how to find deals and pay for them.

I often have tenants who don't pay the last month's rent because they think the security deposit will cover what is owed. 

If you want the "best" rate, be prepared to pay for it.

I read somewhere years ago that simply entitling raw land (permitting) it for a use increases its value by 3-5x.  

look for land with owner financing And I am sure you know this but location and safety will be paramount in the Jackson market there are simply areas the crime is far to high for this to be successful..

Note - if you live in your property for 2 years out of the last 5, then you don’t pay taxes on the profit. 

It seems a stretch to pay for the Rig with Section 179.I would have development equipment onboard and dedicate a portion of the space to developmentI could put the companies logo on the side as advertisementGiven this, what tax strategies are actually practical?

We often use zoom showings, but they build on that mutual in-person experience.We don't encourage bottom-of-the-barrel neighborhoods, simply because with 60-120 year old properties capex tends to exceeed cash flow over time aka money pit.

Do I have to pay for assigning a contract?