Jeremah - First off, congrats on what you and your wife have already built—it’s no small feat managing W-2 income, business income, and rental properties while thinking strategically about tax planning.

Sounds like you and your future husband have a solid success plan in place. 

Both of those could put an investor where you are today - unfortunately.I can tell you that I believe I've avoided these types of issues from happening on my deals because I joined coaching programs and had mentors.

I essentially am thinking of a 5 year plan to build them exit.

I'd strongly recommend against a single family home and only target properties with at least 2 units otherwise it'll be difficult to cashflow in this high interest rate environment unless you plan on using a large amount of liquidity in the purchase.

Have you looked into local credit unions or alternative financing programs?

Hey Connor, Welcome to the Forums.Wishing you the best as you plan for your first rental.

I'm planning on buying a LTR at the moment, likely small multifamily. markets are hard too.

Warning:If you depreciate a property down near zero and then have to sell your property at a loss during a situation of distress...You could end up giving all the proceeds to the bank AND owe the IRS a big chunk of money for recapture.Long-term tax planning with real estate needs to be coupled with risk management and making sure you don't lose any properties.

My plan is to live there for a year then move out and rent the 4th one.