It almost feels like they make it difficult on purpose so they get extra revenue on late fees.

.), the places im looking at are decent $ properties that after running through calculators etc showing 18-22% CoC after management fees etc.But after listening to BP for about a month, now thinking BRRRR possibly and doing up here in the DFW area.

We have many efficincies under management with a ~10% vacancy rate with prices ranging from 485-625 depending on location property quality and amenities.

Based on 27.5 yr straight line depreciation, that's about $1,700 of missed annual depreciation; $25,000 over 15 years - and at an ordinary tax rate of say 30% tax could amount to $7,500 off my current tax bill. 

As @Jonathan Greene mentioned this is kind of a dated strategy in the new price/interest rate environment.

Last year, I purchased a SFH under market at 7.65% interest rate and did some rehab to up the value.

I think about this often, its really just running the numbers - if you borrow 100k at an 8% interest rate, will the investment get you more than an 8% return?

Spend a year learning and going to meetups before you fork over a $50-$100k franchise fee and half of your profits and don't even know what you are doing.

I know broker fees are $500 so $12,500 in commission?

Too many are locking up properties at retail prices and tacking on outrageous assignment fees, leaving no room for investors to profit.