Zero in 2024 in Huntsville - which is precisely why we bought zero LTRs in 2024 locally (bought one out of state, and bought a local flip property and one small local commercial property - slowest year since I started REI in 2017). 

You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

Has anyone found a local Sac CPA they can recommend?

You might want to look up the pool requirements for Phoenix and Scottsdale AZ if you want to be the safest you can be, despite the lax laws in other localities. 

And also the local job market.

Certainly one account for each LLC, (separate for security deposits based on your local rules)

., when looking at small towns, focus on markets with strong rental demand—whether from visitors, local workers, or a growing economy.

Sometimes cities will allow this, but it depends on local zoning rules.If neither option works, it might be worth consulting a real estate attorney to explore your options.

Quote from @Victor Patel: I recently invested $60K with a local hard money lender who has been established in the area for decades.

Hey, I am an in the Kansas City area looking to meet and connect with local investors.