So I was hoping someone else could benefit from having the big pieces like couches and beds, nice TVs, etc. 

We're right next to CA but get the benefits of no state income tax, 4th lowest property taxes, much more friendly landlord/tenant laws, no serious weather, proximity to Lake Tahoe, stable job growth/population growth, etc. 

When you pay cash for a $400,000 home and rent it out, your rate of return will likely be less than 6%.You could invest in stocks and earn 7% or better.You could put the money in a high-interest savings account and earn up to 5%.I don't understand why anyone would pay cash for real estate, erasing many benefits that increase the rate of return, while exposing themselves to the risk of loss (turnover costs, bad tenants, capex, etc.). 

But for years I was just working hard without seeing any benefit and I had to keep going even though there was no light at the end of the tunnel.  

Side benefits or PM besides free time.

I can always sell if I change my mind, and hopefully make a few bucks, worst case break even, since I am buying at discounts.With BRRRRR, an often ignored benefit is the security (if done well) of being all in 75-85% of ARV.

The operator may trade off the longer term benefits to keep a high quality tenant in place.

When investing with them you get almost no tax benefits and usually get crappy management. 

There might be some added tax benefits for this if you add in depreciation to help push you to a lower tax bracket. 

Hey Tim, Under IRS Publication 523, as a military member on qualified extended duty, you benefit from an extension of the “2 out of 5 years” rule to “2 out of the last 10 years” for excluding capital gains on the sale of a primary residence.