However, HOAs can also be a double edged sword with fees, restrictions on rentals, or even special assessments.For flips, condos might have less upside since you can’t control the overall property value like you can with a single family home.

On a 2M property you should be able to write off roughly 300-400k, so that would cut your real estate income down for years, but not your W2, because I don't think you would be able to claim RE professional status. 750 hrs and min 50% of your time.

After I cut he and his now wife loose I sold the property for more money 30 days later after we they made fake jim.bakker promises for 45 days. 

The 50% is rather deep a cut, especially with all the additional operational expenses not included into that 50%.

If I sense the buyer is cut from this fabric, I will negotiate extra hard against repairs to the extent they simply walk.

We have not disabled ours or converted to gas, but Tenant must sign a Fireplace Addendum stating if they use it, we require a higher renter's liability policy with us as additional insured, rules on wood, storage, use, safety, they pay for yearly professional cleaning each year they are there, etc.  

I'm not saying the list is ridiculous,  because all safety concerns should be addressed.

This saves me a lot of communication time as I only need to respond to inquiries with cut and paste responses with the open house day/time and I only need to show the rental twice a week. 7.

To me, signing a broad exclusivity agreement kills your bubble; you're now cut off from every other agent's network.Of course, it has to be worth the agent's while to bring you a deal over someone else, so try and offer something of value like a finder's fee or, if you're flipping, the right to list the renovated house with the agent. 

Many of us have been there but you may not be cut out for real estate.