The sales contract is for the benefit of the client, so it could also be inappropriate to add language that only benefits the agent and not the client.

However, there are other strategies you can consider to optimize your tax situation:Maximize Deductions: Ensure you're fully utilizing all deductible expenses related to your rentals, such as maintenance, repairs, property management fees, and travel expenses to the properties.Depreciation: Make sure you're taking full advantage of depreciation on the properties, which can significantly reduce taxable income.Cost Segregation Study: For larger properties, a cost segregation study can accelerate depreciation on certain parts of the property, offering more upfront tax savings.1031 Exchange: If you're considering selling any properties, a 1031 exchange allows you to defer capital gains taxes by reinvesting the proceeds into another rental property.Energy-Efficient Improvements: Tax credits may be available for making energy-efficient improvements to your properties.Rod

@Troy Welch it sounds like you definitely would benefit from tax planning!

List the ways she benefited and emphasize those when talking to her.

Once you have a handful of units, things become more stable because you gain a lot of experience and also when issues arise at one unit, the other units still carry the expenses.

I have an idea of taking cash out refinance with VA loan (partner has benefit) and rates look to be 5.75% on primary home (owned free & clear).

Your confidence and readiness to begin investing will grow as you gain more knowledge.Become knowledgeable about the Lake County real estate market.

Taxes should be on net gains, not gross.

There is some insightful conversation there that I feel is a benefit to investors who may be reading this.https://www.biggerpockets.com/forums/731/topics/643317-small-vs-bigger-property-management-companies?

Atleast with 30 units you benefit from economies of scale.Is there a way you can work a deal with one of your investors who does have the capital/track record and have them get financing?