I want to move forward with the purchase because it is a great deal on paper but I don't want to do my agent dirty either.

It seems great on paper because you were technically creating more income but you are also creating more of a headache...Cramming in bedrooms and forcing living space is not always the best way of going about things.

I got a lien on the house they were flipping, all looked good on paper, then I found out they were using my $60K to improve their personal house!

Returns look good on paper but the kind of tenants those homes will attract will eliminate your cash flow.Invest carefully.

What's the best way to save and organize digital receipts and to snapshot paper receipts? 

@Greg SeivertMost lenders that work with real estate investors understand that you may show a paper loss and they won't hold it against you.

If you search local papers and business journals, you can easily find notices for trustee sales in the public notice section.

Biggest thing IMO is getting close to the train station and have a high quality units that may not look attractive on paper the first few years but will have the ability to raise rents consistently long term. 

It was great to put pen to paper on the designs Ive pinned for so long and to see it come together in the end. 

Again, have to be self employed to do this AND rates are higher on these loans.You will be able to add back your paper losses on your rental business by your lender using this form (if they are competent which not all when it comes to investment real estate) :  https://content.enactmi.com/documents/calculators/Form1038.C...