It sounds like a single family house where you will be living in the house(personal use).Therefore, you may not be getting the tax benefits you think you are.Consult an accountant.I am not sure why your sister would agree to this as well, she is losing $170,000 in this transaction and she faces the possibility of you increasing her rent.You also have to charge market rent or close to market rent or it is all deemed personal use.

If you got a sight unseen, off market offer it could be a low baller.

-Finding off-market deals and securing financing with limited capital.

We didn’t find a joint investment, but I found an off-market deal and invested with my dad separately.

You're in a strong rental market, and house hacking a small multifamily in Phoenix is a smart way to build wealth.

As far as markets go, there are tons of options, what are your goals?

TN markets are still pretty free market so even if you do get cancelled there will be alternatives.

One year after I used that property to pull a HELOC and this year used that money to purchase an off market 4 family property in Clinton for well under market value, which I just recently finished all of the repairs and upgrades on.

I think this is a very underutilized strategy in this type of market

Have you found certain markets or zoning factors that make the process smoother?