While we were onboarding the property to the system and trying to figure out the automated sprinklers, he was out there every day watering the lawn by hand, stopping the buck and taking personal responsibility. 

Great reason for not pulling deductions forward.I have been retired from a W2 job for some time and my income is at an all time high and will just keep going up with more RE investments. 

I would highly recommend you listen to all the podcasts from Kenny Bedwell - Cashflow Positive.

Start at a higher price point (not too high maybe 10%-20% higher than what you expect to rent for) then each week lower it just a bit until you get it rented out. 

Quote from @Michael Wheeler: Highly recommend the RAL Academy.

If I create a debt fund that offers 9% interest on first lien notes with a 5-7 year payout, would that be attractive to high net worth investors?

Quote from @Catherine Ding: My PM company is offering to do it for a high fee of $100/month so I'm trying to find alternative options.

.: The fees are about market rate for PM companies although the repair is a little high imo - the issue sounds like they procured a bad tenant.

Interest rates are NOT high right now.

Two properties available in the highly sought-after Gresham Park area—one on-market, one off-market.