Depending on the market, A game room can give you a similar ROI with much less liability. 

Bonus depreciation recapture is based on the year that is placed into services.As of right now, the bonus depreciation for 2024 is 60%.It is not likely that they will change the bonus depreciation retroactively to 2024.If they change the bonus depreciation for properties purchased in 2025, it will have no impact on a property you placed into service in 2024.

I’m looking in the DFW market initially and I’m definitely open to any words of wisdom and/or mentorships. 

@Timothy Frazier I wouldn't use the word bad because if that is the route needed to acquire a piece of property then mission accomplished however you are stacking the deck against yourself with this approach.  

(In other words, I won't be creating a profession out of REI.)

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

Baselane has been a game-changer for me, saving a significant amount of time compared to manually tracking everything in Google Sheets.

Last time in my MFD ( multi Function Display) went off line and I had to break off and climb out of the clouds get on top and go back to home base.. that was a 15k  box that broke :( 

I am a CT based investor, flipper and property management company owner.  

I’m not sure if this is for you, but...If you’re serious about leveling up your real estate game in 2024, there’s no reason not to try this.