Hey @Sundone Boutvyseth,Mountain America actually has a private loan program for Utah investment properties that is only 10% down.  

I have had a long term interest in purchasing an investment property and I'm looking to be smarter about this.

Quote from @Michael Chalke: Quote from @Jonathan Greene: So, you already have your NJ RE license?

I’m new to real estate investing and looking for input.

You could get into a solid multi-unit or a single-family rental with real cash flow instead of hoping your Katy rental eventually fills.Not saying you should walk just yet, but if leasing drags out longer than expected, would you consider selling and reinvesting somewhere with better returns?

I have never paid a guru or anyone else to invest my money for me.

Great reason for not pulling deductions forward.I have been retired from a W2 job for some time and my income is at an all time high and will just keep going up with more RE investments. 

We re-piped the plumbing with Pex, installed new toilets, new showers, new hoses & fixtures.

If you are familiar with VA investing, which cities do you prefer and why?

Charge them for when you believe would be a tenant charge and re-consider if/when they appeal.