I would highly suggest finding a bookkeeper who specializes in REI as our industry is a different animal that a regular business and the bookkeeping is a bit specialized as well.

And a high in high season!

I usually do not work with New Western; I have found the PP is too high and the ARV's are always inflated.

Seems high.

You have a lot going on and if you had a 457 you were a highly compensated EE.   

>The likely rent I'd get in this area will cover half my mortgage payments at the momentI have done all of my brrrr in different market and I have the same issue that after a refi to extract the value add, my high LTV property at current rates is large cash flow negative (not as large as only covering 50% of the mortgage).  

The BRRRR strategy was great a couple of years ago, but it's much harder to do now because of the high interest rates.

Just a different takeNow this is not to sayPS - those houses that were priced way too high and languish?

Prices a few years ago were based on expectations of (in addition to interest rates staying low): - Then current operating cost assumptions (like insurance cost expectations being flat)- A seeming disregard for record levels of new inventory / supply hitting the market- Extremely high inbound migration expectations which are likely to not be met, due to both natural disasters and the boomerang effect when people from California or the Northeast move to the American South and hate every minute of the humidity, the large and relentless swarm of insects, and the occasional hurricane. 

When you approach a deal as a relationship rather than just a transaction, the opportunities multiply.For instance, I was once approached by a seller who was the father of a girl I’d gone to high school with.