People like trying different cities now and like to test if they like it.So many reasons people will probably do more of this in the future.

The ONLY reasonable deals are:Appliances when purchased if you have a retailer that offers unlimited repairs/replacement for 5 years for 10% of price.

Forced appreciation allows me to build equity from the beginning of the investment, so if I need to firesale for an unforeseeable reason, I will not be underwater.

Flipping houses is a great way to create huge profits, raise private money and create marketing content around your remodels (the reason HGTV is HGTV).

They have a good reputation in the area and may offer a more reasonable fee structure.

Now, your post also stated Dayton, Ohio - any reason why you want to invest elsewhere?  

Ease of working with owner = easier for you to cohost --- some owners micromanage and 2-3x the amount of work for you for no reason.

Let me know if you have different information I went to visit the factories in Las Vegas (great reason to go to Vegas..lol) and its impressive.

Hi Joshua, the amount of down payment also changes with the cost of the property, so starting with a less expensive property may be smart (for multiple reasons).

No, you cannot create phantom losses this way.Some additional issues that we have not addressed:- holding rentals inside an S-corp has many tax disadvantages- you will likely jeopardize your $250k/$500k capital gain exclusion for homesteads- you will lose asset protection afforded to personal residences by most states- you will lose your homestead exemption for local property tax - your insurance will have to change from owner-occupied to rental, i.e. go up- and there's moreConclusion: there're reasons why nobody is doing this clever "strategy" but A+ for trying.