Also, I have coached a few agents who wanted to get more heavily into investing and I am happy to share what we found worked easily for them. 

I focus heavily on the sell side and on the buy side only work with high net worth individuals so the newbie wanting a 400k multifamily with an FHA loan probably isn't for me. 

Ownership demand here seems to heavily outweigh tourism demand and i'm struggling to get anything to pencil.  

Trying to run a successful PMC is difficult but trying to run multiple companies - VR, Annual, cleaning, and landscaping is probably going to give you an aneurism.

I have some flexibility but rely heavily on my team for admin work and the day-to-day operations of property management.

But I will say from the feedback we've been getting from hosts in the Smokies, make sure you run your numbers good and know how to stand out in a heavily saturated market.

Here in Portland, there are a couple of different landlord groups/companies that offer pre-made forms.

Plus, if you'd like to connect and talk marketing/sales happy to do coffee or something.Also, there are tons of Facebook groups for Chicago real estate.Lastly, just doing some 1:1 networking with lenders, agents, and architects is something we focus heavily on.

My question is, do I just use the heavily reduced price I was able to purchase it for since it was vacant, and then the material cost of what I renovated plus what things I did contract out, even though that basis would be way under what the other renovated houses that sold near me per SF sold at, or are you able to use similar comps to determine the depreciation basis?

@Phillip Austin we've looked into these and it's our opinion they should only be used with Class A tenants, maybe Class B - deifinitely NOT Class C or D tenants.Several companies in this area will no longer allow S8 leases or tenants under 600 credit scores - because of the high number of claims & corresponding claim amounts.