Whereas PriceLabs is a fixed rate per property at $19.99 for the first and as you accumulate properties the price per listing decreases.

No, but many REIT dividend distributions are eligible for 199A treatment (20% deduction), or else you can put them in an IRA and DRIP them which is a great way to accumulate very large positions on a tax efficient basis. 

Rather than accumulate rentals i focus primarily on flips, purchasing distressed properties, renovating them, tenanting and selling as tenanted investment properties. 

If we reduce the distribution to account for depreciation, the income would accumulate in the fund as potentially non-OZ property and could make the fund fail 90% test.What is the right way to handle this?

But your old losses accumulated prior to REPS remain locked.This is not something to be concerned about.

Step 1: Switch to sandals, or sneakers if you're not a Birkenstock kind of guy like me.Step 2: Accumulate money. 2nd job, sell stuff, cut spending to the bone.Step 3: House hack.

If you are seeking out asset accumulation and equity appreciation over the long term then there are certainly fortunes to be made.

The reality is that, unless you become a hermit, you cannot max your HSA, max your 401(k), max your Roth, pay your student loan debt, and still be able to accumulate meaningful cash with which to responsibly buy investment property or a primary residence. 

I'm interested in BRRRR strategy to accumulate rental property.I know one of the first steps is to get pre-approval, and I know that If I were to purchase the traditional way, I'll call up banks and get conventional loan pre-approval.

Mortgage i would accumulate a bit, and ask for recasting.