This all hinges on what you call a "rental property" is actually NOT a rental property in the tax code! 

Say we buy a property for $1 million, but we structure it so it's 0% down but a bank/note buyer is in place at closing to buy the note from the seller at 80% value so they walk away with 800k in cash. 

This allows me to get into a great property and leave the bank out. 

I've never done it, but it's my understanding that not all lenders offer financing for properties held by an LLC.

The goal is to connect real estate investors who are motivated to buy properties to highly professional investor friendly agents like yourself who can help them complete those purchases.We price our leads such that 1 out of 25 are assumed to close into business within the next year or two, but clearly that is not happening for you.

I have downloaded all of the other forms mentioned in the book Managing Rental Properties but can't locate the flow chart poster for the tenant screening process.

Section 179 of the Internal Revenue Code allows businesses to deduct the full purchase price of qualifying equipment and software up to an annual limit.In 2024, for example, taxpayers can expense up to $1,220,000 of qualified assets.This election can apply to many types of tangible personal property, such as machinery, equipment, and off-the-shelf software, which are used predominantly in your business.Limits on Section 179 ExpensingAs attractive as Section 179 may seem, there are limits.For tax year 2024, the maximum investment limit is set at $3,050,000.If your business places more than this amount in service, the amount you can expense is reduced dollar-for-dollar over this threshold.In addition to the dollar and investment limits, the amount of your Section 179 deduction cannot exceed your taxable business income for the year.This means that even if your business invests heavily in qualified property, the deduction could be limited by the business’s profitability.Also, not all property qualifies for Section 179.Real property, like buildings and structural components, generally does not qualify unless it is "qualified improvement property."

Loan amount is 283,500 for the two properties, origination fees are around $4,300. 

I’ve spent $51k so far in the last 65 days on property repairs and replacement.

If you don't want to deal with any tenant communication, you can use property management companies.