The key is knowing how to force a seller to comply with the agreement.

The P&L isn't going to tell you that, you need to see the Balance Sheet.Put it simply, if an investor decided to hire someone like me to start handling their books and have to gather their financial statements, I would be charging an arm and leg to put it correctly.

The app doesn't allow rent by room, so I am sort of forcing it.

I would consider this a very loose agreement for an arm's length deal.

In the end I was forced into the HELOC.

You do not "learn more" with a duplex or quad that will help you get into 20+ units, then you can learn from a SFR, other than you will be forced to deal with more tenants, faster, which, I guess, is learning a lot about what owning property is like.

But because this was not an arms-length sale, the tenant could simply be notified of the change in ownership and where/who to send future rent payments.

When you say no only to my LLC then they will say how is that arms length transaction?

😂Plenty of lovely folks there, plus it's where Cannon Air Force Base is located, but we soon discovered that just having a base nearby didn't necessarily make for a lively real estate market.Shortly after that, we adopted our MUCHAS criteria:M - Near a military baseU - Has at least one college or universityC - Has a Costco or equivalentH - Has a hospital ranked at least as a Level II Trauma CenterA - Has a commercial airportS - Has a Sprouts (organic grocery) or equivalentThis has led us to look at often-overlooked markets like Lubbock, Texas and Augusta, Georgia.May be worth a look for you as well!

And if there was any land available, it'd cost an arm and a leg.