We would like to learn about how we should have went about it so that we can purchase more properties, minimize mistakes, and reduce our reliance on corporate life.

Yet, many investors overlook simple strategies that can significantly reduce their tax liability.

Before the 1% "rule" there was the 2% "rule" that then got reduced as the market changed.

We also tell them that we charge $25 per hole for TV mounts, shelves etc I think that $10 up-front investment has reduced the number of issues by probably 80%.Our walls are textured (sand textured in Milwaukee, orange peel textured in the western suburbs - yes, there is an actual dividing line), so we try to avoid the usual palm-sized patch and fill only the hole without making it bigger, so we can get away without texturing.

@Will Almand A cost segregation (cost seg) study can accelerate depreciation on your properties, reducing taxable income by reclassifying components (e.g., appliances, HVAC) into shorter-lived categories.

If your manager is just 'keeping an eye' on things, collecting/reminding on a few rents here and there and some light cleanup while being compensated in free or reduced space rent then classifying them as 1099 subcontractor is great. 

Repairs made while the property is your primary residence are not deductible, but improvements can increase your cost basis, reducing future capital gains tax when you sell.

It is a new construction where they will not reduce the price in lieu of broker commission to keep their comps high.

Options like a unique amortization schedule or a 3/2/1 or 2/1 stepdown interest rate could provide initial relief to get you through the renovation phase while giving the seller confidence in a structured payoff plan.To determine an entry point, consider reducing the price based on the current NOI.

You could also add cash to your exchange account to reduce the debt replacement if you wanted.