Even with the reduced rates, my cash flow is poor for my equity position (i would still be cash flow negative at today’s rates).  

Even in the nice locations, most top out around $2,800.Of course there is also your increased insurance, vacancy, repairs, CapEx, and the never mentioned reduced rent on the main house since having a stranger living in your backyard usually isn't appealing to most renters. 

Examples could include:Partnering with other investors to share risk.Using seller financing or lease options.Leveraging creative rehab techniques to save on costs.Negotiating with contractors in a unique way to reduce expenses.I’d love to hear any stories, tips, or approaches that helped you pull off a deal others might have instantly passed on.

But it’s clear you’re a smart investor who knows the long-term benefits real estate can bring.I keep reminding myself why I stick with real estate: you can make money every month in four different ways:Cash Flow – Passive income to live on.Appreciation – Long-term property value growth.Depreciation – Tax benefits that reduce your taxable income.Tenants Paying Down the Mortgage – Even if you’re paid off now, this is one of the biggest wealth-building tools for leveraged properties.It sounds like your main struggle is the stress of active management—and trust me, you’re not alone.

But it seems to my simple way of thinking isn't that *also* going to reduce your monthly benefits to a large percent?

Depreciation can be applied to the investment portion, reducing taxable income.

You need to be weary of that and reduce liability as much as possible. 

It may be time to refresh the photos in your advertisement and offer a move in special with a reduced first month rent. 

One way to get tax benefits while you're living there could be installing solar panels or upgrading the energy efficiency of the home. 

In this context usually what happen is there're longer flattening period or reduced price growth once the immigration stopped, just like Austin.