County or non-public utility properties are possible to license but can take 90-180 days. 

You have to complete Schedule E if you have rentals.You should check if the turbo tax premier version allows the filing of Schedule E.With that said, using a software like Turbo Tax will assume you to understand what is deductible.If you work with a tax professional, you are more likely to have an accurate return.

I usually look for 10% return if not more. 

Deductions like mortgage interest, property taxes, insurance, repairs, and depreciation will help offset taxable rental income.This post does not create a CPA-Client relationship.

The PM had a plumber go to the house, incurring an after-hours emergency fee, but was unable to assess the exact cause of the issue at night, stating it's either a frozen pipe or pump issue and they need to return during the daytime to fully address.

I see what you mean about offering a higher return to a potential investor, especially if they are not familiar with my character/experience in the industry. 

If it provides a nice return on investment and you plan to hold it for a long while, then it makes sense.

In addition, due to them being eligible for conventional non-commercial financing they typically have lower cap rate than 5 units and more.  

I find that it produces better returns and work great to trade up and accelerate wealth building. 

Was sold above the asking price                   within days of listing.High ROI: Achieved a 50% return on investment due to low renovation costs and increased sale price.Investor PerspectiveRecognized the potential others overlooked by seeing beyond the property's initial appearance andm aximized profits by investing wisely in visible, impactful areas.