Just keep in mind that entertainment expenses—like taking clients out for a show or a game—aren’t deductible anymore.And, yes, you can deduct 100% of your education expenses if you’re already a real estate investor.

Right now, I'm a local investor in Bend Oregon but the market is very tight locally.

Talk to local agents and investors!

Not just a non licensed investor. 

Got a townhome in suburb area of Houston for long term rental close to katy mills (<5miles). It took quite a good time (~6months) even with a property manager but finally found the renter after rent decrease by 200...

@Thomas Malone As a fairly inexperienced real estate investor, I have not had any dealings with Lee Arnold or his inner circle. 

See Jason Alexander's character on "Shallow Hal" for a perfect example.He criticizes his friends who date attractive partners, accusing them of being shallow or warning them that "it won’t last."

If someone was over during a high consumption month I'd give then a notice/warning for the first month along with some energy consumption tips then tack it onto the rent. 

@Hiyun Park only experienced investors can DIY everything in Class C Midwest areas like Detroit, Cleveland, St Louis, etc.Hopefully the info below will help you:-----------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

For a first time investor, I definitely recommend house hacking for most people as homeowner loans are by far the best in terms of rate and LTV.