30 year investment rates are closer to the 4% range, and I would imagine private money is going to be more than 4.5%.Main benefit of private money is to avoid jumping through the hoops and red tape conventional financing can bring.

I have heard the evection process is a nightmare in NY.Specific areas you are going to have to inquire with other investors, realtors, and such to identify war zones and luxury neighborhoods. 

Red state/Cities = business friendly.

While she may have decided to pay last month rent I think you are burying the lead as refusal to comply with your lease terms (last month rent) is a red flag to me.  

I invested in my first rental in CO Springs in Nov 2021 from 16 time zones away (Japan).

The property, according to tax records, is zoned as a commercial property.  

I learned a whole a lot about all the "red tape" surrounding the whole construction loan process through a lender (took almost 4 months to close) and the hoops you have to jump through to pull off the deal.

With nearly every market being a red hot sellers market, you're not likely to find any deals below market value.

I don't want it to be a red flag if I pay next to nothing in income taxes.

The elements should both be glowing red unless one is not working.