This will help you understand your options and decide if it's the right time to hire a pro. 

In that case, you’d typically need to file a legal challenge, which could involve going to court and showing that the restriction is unnecessary or unreasonable.The best advice I can give would be to consult a real estate attorney to understand your specific situation and options.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

If they are CF positive then they will not cohnt against your DTI but will improve it...that's standard conventional guidelines barring a few exceptions.

While finding a local CPA is important, consider the option of working with remote professionals who specialize in real estate and small business taxes.

I love it here because there are still positive cashflowing deals and lots of appreciation potential due to the strong job market, growing population, and major companies setting up shop here like Intel, Meta, Amazon, etc.

While flips don’t usually qualify for 1031 exchanges, holding a property as a rental first might open this option.

I’ve done a couple of fix-and-flip projects in the past using a hard money lender (HML), which has its pros and cons.I’m currently looking at a couple more properties and trying to decide if I should go with an HML again or explore other financing options.

Value is currently $700k more than my acquisition and rehab cost and it has some small positive cash flow (~$5k/month). 

I say that because every decent legit place I know of in market, yes offers the option of doing just tenant placement, for self-managing.