Landlords can enter a tenant's property for a variety of reasons, including: Making repairs or replacements Responding to a tenant's request Removing unauthorized window coverings Preventing waste of utilities Changing filters, testing, or replacing smoke detector batteries Inspections Helping with an emergency inside the unit Posting a notice of eviction"Research your state laws because some of your comments indicate a lack of understanding of the landlord/tenant laws where you are operating (like threatening the tenants to keep the security deposit if they don't respond to you, I doubt that is actually a valid reason to keep their deposit, or evicting for late payments, or charging the tenants for your warranty repairs because you missed your 11 month inspection window which was your responsibility, and it looks like your lease says you can charge up to 18% interest for unpaid fees, is that actually legal?).

Make sure you understand the difference between capital expenses that get depreciated over multiple years and regular expenses that get deducted immediately.

From what I understand, a 1031 exchange doesnt apply in this case, and so I will have to pay short term capital gains on the appreciation ?

I'm understanding now that the winter is just not a good time to have an open unit.

If you run a lending as business, your interest will convert to ordinary income and could be passive based on your involvement.

City gets involved. 

But you have to be very creative and understand that if you're seeing deals from industry professionals (rather than sourcing them yourself), there's probably not enough meat left on the bone for a good opportunity to create value.Good luck!

There are small communities in Texas where the 3 or 4 small brokerages in town just keep a list between themselves or have created a Facebook group among themselves to promote their listings.I have run across a few Brokers over the years that just worked with buyers in the purchase of HUD/VA foreclosures and were not Realtors and therefore not members of a Board/MLSHowever, in any MLS that I have been involved with if the Broker is a member of the MLS, all of their agents are also required to be members. 

I understand the rate is competitive on the assumable, but having $300k liquid, you might as well do a lower downpayment and Buy down the rate. 

A lot of people under-estimate how much work is involved with owning real estate, especially if you go the route of self-managing.