But subsequent years of depreciation combined with mileage &/or auto expense deductions are quite good.

I’m just in the buy and hold at the moment, but do plan to offload/1031 when the other markets start to slide.  

Hello, After diving into modular home builds I see very little downside other than potential timeline sliding longer than anyone wants. 

Most of what we hold are properties that didn't move as quickly as we wanted, so we made the best of it by sliding a renter in there and soaked up the appreciation.

The basement already has a full bathroom, sliding door, and a full-size window.

I'm also trying to figure out if there's anything else going on that might affect what they can afford to accept.I believe making an offer like that also makes me look like a novice and makes it less likely the seller's will take subsequent offers seriously.

I'm not a lender, so I will only speak from my personal experience of using the VA loan to buy a SFH and, subsequently, a duplex (both here in San Diego).

I ran across Ryan Pineda on IG and subsequently his wealthy investor/future flipper program. 

The most common structure is when the property was as a primary residence, and subsequently converted into rental property, and then sold within the three year window after the date the taxpayer moved out of the property and converted it into rental use. 

The subsequent 5 years had about +400 monthly on cashflow, and selling after 10 years netted around 80k.