Our plan is to move her to part-time next year and have her qualify for REPS.

After you do this, it still does not mean you will qualify as they will only go to a specific LTV, you cannot take all of it.

But that is only true if you look at the total number of people with a real estate license and not the number of people who are qualified professionals with marketing that can get in front of clients to provide their services.

That's not to say that there aren't other ways to reduce taxes, and one of any of the several well-qualified CPAs on this forum can assist with their ideas and suggestions for you.If you need suggestions in the San Diego area, feel free to reach out.

In OH, you need to qualify with the particular county to buy, and most need a minimum purchase amount to buy in bulk. 

However, rate would be prime + index + an additional +2% for the shock factor just to qualify, but you can draw the funds whenever you want vs cash out where you have to draw all the money after closing.Many borrowers would keep opening lines of credit, assuming you have the equity + income to qualify, as you keep rinsing and repeating the heloc process.

After all that, you need a marketing strategy to bring in qualified leads. 

A DSCR loan, which stands for Debt Service Coverage Ratio loan, is a long-term loan that uses rental income to qualify instead of DTI (Debt-to-Income ratio).

Considering I don't have the time to get off-market deals, I am not expecting amazing cash flow, maybe $100-200 per unit.With this strategy wouldn't I quickly stop qualifying for a conventional mortgage?

This code allows property owners to avoid paying capital gains taxes when they sell investment property and reinvest the proceeds into another investment property through a qualified intermediary, within a specific timeframe.For context, we support about a dozen luxury STR investors annually acquire Oregon Coastal vacation rentals with the majority of those clients originating from out of the area or State.