It's just wild that you came out of pocket ONLY $14k! 

It’s a game-changer.

She will probably game the system for the next 6-12 months, but that's what you get buying a property with a non-paying tenant in place, in an anti-landlord city. 

They are almost never finding you off market properties or have pocket listings you can get first glance at.For me, the only thing I want from an agent is responsiveness.

@Jacob HavlovickBigger Pockets is a great place to find a real estate tax accountant.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

The guy on Youtube that boasts about buying properties with no money out of his pocket and using other people's money from his "community" to pay for closing and carrying costs, said in a video in June that he had 10 Due on Sale called in AZ alone from Jan 2024 to May 2024.

Welcome to Bigger Pockets ! 

It felt like everyone I found were self-serving, looking to line their own pockets, or not willing guide because of fear of competition.

Another one to consider is the FHA 203(b) if the repairs aren’t too major and you’re okay handling some out-of-pocket fixes.

Many companies have left the state entirely.Insurance is a simple math game.