It will be a quality, move in ready home for a first time home buyerDid you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Always get professional inspections and understand the local market.

Professionals dont work cheap , or fast .Well when dealing with a licensed , professional contracting company  , We have to follow the laws of our state .

These agents often have exclusive access to properties that aren’t publicly listed, and networking with them increases your chances of getting the first look at these hidden gems.Build a professional network Build a professional network of wholesalers, contractors, and investors using real estate forums like BiggerPockets.These real estate professionals often know about potential sales before they become public.

For LTR, these are generally passive and can't be written off against active income unless you're a real estate professional.

And I don't really know how the price of what I've done stacks up against other offerings (including professional installations).

Consulting with a financial advisor or tax professional can help navigate these complexities.It might be worth considering how real estate investments could align with your retirement goals, especially in thriving markets like Phoenix or Austin.Just my two cents based on experiences with clients like Jim.

You would need to consult with a lawyer to set the trust up and ensure the best protection for your situation, and then relay that information to your tax professional. 

I would work with your real estate tax professional on that piece.More than likely looking at capitalizing that 11k and depreciating it, unfortunately. 

If you have a lot of young professionals, the 12 unit might be the way to go.