I am financially free with ~$10-17k/mo cashflow.

Even if a software is free or cheap, it's the time investment getting things set up and then tweaking it for the first few months that is the real "spend".

I created lists, searched virtual markets and was able to skip trace all of these for free...or so I thought.

Most cost segregation firms will provide a free cost/benefit analysis quote to help you determine if the tax benefits from the study will outweigh the costs.

I bought this property with a private interest free loan from a friend. the person i bought it from need cash fast so i offered them a low cash offer and they accepted.I had enough money saved up to rehab the house with my savings.

His work products and many others can be found with simple google searches for free online.

This would likely take coordination with a tenant at some point - (ie - plenty of notice to them that they must vacate in order for you to sell the property)Since your current home is free and clear -  you could do a cash out refi or take out a new mortgage on the new house to be able to buy your paren't house and pay off the mortgage.  

Most cost segregation study companies provide the quote for free.

From sourcing turnkey rental properties to finding long-term residents, and comprehensive property management, our expert team offers a full-service solution for a truly stress-free investing experience.

Feel free to DM me, if you'd like to chat about your plans.