Local governments haven't a clue as to the dramatic shift in the business they caused and ultimately higher rents and tighter standards they created. 

I am looking for individuals who are interesting in building a long-term relationship and growing their portfolio.

In 2023, I did 18 transactions(Top 500 of ~15,000 agents), and manage 13 rental properties for other individuals.As an Individual, I also own 5 additional rental properties that I also self manage.The reason I would like REPS is because Ive got about 200k in passive losses(100k just in 2023 as I fully remodeled one of the rentals and partial reno of another) I would like to apply towards our household W2 income(600k) Overall, I feel like I could definitely qualify but I definitely lack detailed time log of all activities.

(Side note I do live in a small town so may have to look in the larger city of Columbus which is an hour away, I've even thought of buying a home and offering it to a full time employee to move to this area but not sure if that would just create more headaches in the long run)

I can imagine a complicated mechanism that would produce an arguably valid 1031 strategy...but it almost certainly would create more problems than it solves.  

If they are unwilling to do that, then do no renew the lease.The water damage is a bit more tricky...since its a defect in the unit that created it, and they just did a ****** job of reporting it, then its harder to stick them with the bill.

If they are smallish, perhaps an easier option is to create storage units in this unfinished apartment that the tenants can rent.

Because that's exactly what big box HML are.Or do you mean Private Lender like an individual lending out their private capital for a real estate investor?

My values have always been creating win-win transactions and always focusing on creating long-term relationships.

My plan is to raise capital for the down payment through an investor and create an LLC with my father to get approved for a DSCR loan.