.: If my wife claims REP status in the year 2025 (she will work as Real Estate agent, materially participate, etc in managing these LTR properties for 500 hrs, etc), can we carry forward the passive-losses from bonus depreciation from 2024, towards offsetting my W2 income to be earned in the year 2025? 

Any management fee structure (monthly fees) is simply a guess with regard to what will keep the PMC in the black in relation to the work that will be needed to manage the door. 

I underwrite 10% cap ex, 10% property management, then subtract insurance, P&I, then taxes.

It's a free country, you can run your business how you see fit:)That doesn't really work for self-managing property owners or what investors want from the PMCs they hire.So, yes we find solid contractors at Home Depots on Saturday mornings.When's the last time you've been at a Home Depot during that time period?

However, if the cash flow hit is significant and growth is slow, it might make sense to explore keeping the Tacoma rental and hiring a property manager instead.Ultimately, the best move depends on your long-term goals.

Here’s some context: Property 1: >$100k in EquityValue: $325kDebt: $220k @ 2.88% (30-year fixed)Property 2: >$70k in EquityValue: $325kDebt: $252k @ 3.38% (30-year fixed)Extra considerations: - I have $15-20k liquid to use for any of these deals- My current job is relatively stable, but not high-payin- Current properties in TX, living in NY, looking to invest in Mid-West (crazy, I know)- No other debt obligations besides the two mortgagesUltimate goal/timeline: Though a bit ambitious, I’d love to build up the portfolio to 10-20 units in the next two yearsI understand that any/all replies aren't financial advice; all ideas welcome for information purposes. 

How well or poorly have properties in this area appreciated/rents increasedWhat property managers will manage the property, if any?  

It doesn't help that interest rates are relatively high compared to the last few years and seem to be going up with the new inflation news and such. 

.- Now helping other investors achieve their goals, whether you are brand new or a well seasoned investor.How I Can Help: -Connecting investors with trusted contractors, lenders, attorneys, property managers etc.

Issues/Concerns/Random Facts1)My First live-in House hack and have no idea about Section-82) May need to relocate for promotion could happen at ANY time in the next weeks/months, and if FHA allows, I would like to let the 6-month lease stay to term before moving in to that unit. 3) I did not factor in 10% property management but would like to entertain the idea of doing it myself.4) Duplex is on a small street with many duplexes with exact same style/design cookie cut( at least 10 of them) but THIS duplex has the best curb appeal and landscaping out of all them and every duplex on the street appears to be fully-rented.