The area has a lot of slumlords that just don't give a ****, and they are also mainly older landlords that want to retire and have been doing it for years.  

In Truckee and Tahoe basin, a lot of people rent out their condos and cabins for a 6 month lease during ski season.

Hey thanks Aaron,You reminded me that i forgot to mention I am  not alone, i am working with my older brother(that all ready lives there for 2y) as partners, he is 28 with multiple businesses  hige credit score  good history with the banks and of course cash. so finance is covered its more about starting to find deals and bulid a good team to put it to work when we do :)

What do all you seasoned experts think?

They can sit on it for 6 months before using it or they can file for you next season in January before you do and get your refund before you have even filed.These are very, very different levels of risk.And you as a C.P.A., who I presume is dealing with people's personal information, to treat it so casually is rather alarming. 

Then you should use this data to increase your daily rates based on seasonality, day of the week and special events.

Her now deceased husband was running their portfolio, he passed 6 years ago and she's been working on getting rid of all their properties since.She sent me an older appraisal that got me started, shared the income & expense figures.

It was April 15-ish....lolNever again I DIY.......despite accounting background - you want to get it done right - get a professional to do it.TurboTax is for something easy like W-2, sch.C, sch.E and not many entities.This year tax season proves that nothing is better than a CPA: all these tax changes are too much to learn in your spare time

As a starting guide for markets, here's an older BP blog that has some basic considerations:  https://www.biggerpockets.com/blog/2012/12/22/out-of-state-real-estate-investing/I'd also highly suggest David Greene's book on Long-Distance Real Estate Investing: https://www.biggerpockets.com/store

They are still building affordable new construction in the suburbs, which takes a toll on the older housing stock in the City.