This should also have a pretty immediate effect on improving your score.

I believe the lawyer I currently have isn't disclosing all information or is engaging in shady activities.

@Ryan Herald  my statements are general in nature... just computing10% down equals 300k  which means  3million buy / 85 = 35k per houseand in the lending world those are viewed as low value assets.. not a negative connotation just what they are deemed in the lending world.I suspect you will be able to put this together I bet you get people private messaging you already offering to help you/good luck and glad we did not break the BP rules of engagement  :)  Ok I got to go make some money so I can afford to be an investor

I believe the lawyer I currently have isn't disclosing all information or is engaging in shady activities.

@Fred RahbarFlipping one home in a given year would probably not meet the test of "regular and repeated" engagement in a business activity to create exposure to UBIT.  

I use 8% (basically 1 month a year) as my baseline for projections but the reality for me is that I have had my duplex for 13 years and only placed 4 tenants so the effective vacancy is much lower.

If your portfolio will be more interactive, this is generally the more effective route.So, get out there and do your research on plan formats and turnkey providers.  

So in this case, the effective tax rate is 1%.

That depends on your effectiveness in fund raising.  

I effectively own a house and i have it as an investment property.