Essentially lower my taxable income by $117k?! 

Alternatively, if I can find a lower cost single fam home where I can cash out 100% of my investment I would do that but those have been harder to find recently. 

I’d stick to Franklin, Clayton, Westminster, hayesville, Bryson city I'd also add Brevard and Waynesville to this list if you are looking for lower-cost options.

Outside of that, I am in a lower barrier to entry market of Cincinnati/Northern Ky.

Will you get a lower rate waiting? 

Some areas will have lower cap rate but higher appreciation and some will have higher cash flow but lower appreciation. 

My mark up is always lower than the direct lender because I don't spend money advertising during the Super Bowl or buying a private jet for my CEO, and we don't have layers of management we need to pay.

There are aggressive lenders out there with lower fees for experienced flippers.  

Rented in Feb 2024, Lower cash flow than expected.

So your results will be a degree lower than local investors.