I was thinking - go ahead and sue, when discovery comes into play and they have to testify under oath (for example were they raising money properly and how were they managing money) - many will not want to answer that question while on the stand. 

A pool can be a big liability, but can also be a bonus for the right tenant that is willing to pay extra for that amenity.

All you are doing is playing catch up to your cost,...you cost being the cash you put into every deal. 

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

Investors & overall market feasted on low rates, you got your stuff together during that time and now are seeing how cycles play out.

Compounding on one another sure that will have a big impact on the market but there are a lot of factors at play.

Exactly 1 year later my first tenant moved his family in where his kids and dog can play in the massive yard while raising 2 cows in the barn.

Similar for bathrooms if virtually all are multi bathroom but you find a single bathroom, making it multi bathroom via new construction could be a value add.There are more sophisticated value adds such as add multiple adus via bonus density program.  

As a senior baseball player looking to eventually play pro ball after this spring semester, I acquired a serious interest in doing real estate as another source of income.

Those credit card points are looking like more of a bonus...Use a HELOC to buy more property.