• The “Tour Guide” makes the opposite mistake: they spend all their time pointing out flaws and justifying a low offer.

And as I explained earlier, your investment is protected by real property, so your risk is extremely low. 

It was high rent, low entry point area but within 6 months I dealt with an eviction and electrical issues.

You can purchase this with a low-money-down FHA loan. 

These range low 500s to the mid 600s.  

We want to plan in the most tax vantaged ways (which includes keeping future AGI as low as possible) and open to new-age and creative concepts.Respectfully ask to keep discussion to topic vs. selling one's self or services seeking new business.

Yes, it's true that you might be able to find a product you need at a greater discount when a brand like Wayfair or CB2 is having a sale, but I've found that they truly do offer superior discounts at scale, even considering the fee. 

I imagine cost of labor might be a little bit cheaper in Idaho compared to Connecticut as we ended up paying 10k for gas furnace and 5k for AC with 10 yr warranty for Lennox product.  

I recently watched a video on social media that mentioned the way he was buying properties and yielding the benefit of the sellers low interest rate is having the seller put the property in a trust and then purchasing the trust.

Low risk investments sell at a premium, that's the whole idea of cap rates.