I am exhausted over this pettiness.

(take into account it can be mentality exhausting not to have a stable home with 3 dogs this is not just a financial decision but also for our well-being) And not renting one of the properties as an STR was an option taken off the table as they both generate too much.

Working through a structured diligence plan is less exhausting and it allows you to analyze more deals.

If it doesn't rent for as much or rent as quickly as anticipated, then you have 2 payments to deal with.Depending on location of Durham and cosmetics of the home, STRs do well for large families and should net a great amount than an LTR.

Before you speak to people hoping to make a fat wad of money off you (a lender or a real estate agent), it would be a lot cheaper to buy a successful local real estate investor a nice sammich and listen to what he has to say as he's eating it.A sammich is a hell of a lot cheaper than an agent's commission on a single-family or interest on a six-figure loan.

From my experience, here are some great rental neighborhoods that at or around that B level:Sharon Hill, Germantown, Fishtown, Drexel Hill (multis best), Collingdale, Cobbs Creek, Port Richmond, Pottstown, Norristown (closest to the courthouse), West Oak Lane.Of course, all of this is subjective and is by no means exhaustive.

The LP in Texas, however, had twice the fees to file than an LLC, and you had to file an LLC anyway for the GP.Also, my understanding from my accountant is that dealer status for an LP does not affect taxes paid.

NO question E and O is important..However in a FSBO situation and in a red hot market one can hire an attorney to do the paper work .. even at billable hours of 2 ro 3 hours to do it correctly that's only 1500 bucks or so and NOW you have the Attornies E and O which is better than an agents e and o

MTRs of course have a lot more turn over so the day to day management and keeping up with the postings is more time consuming than an LTR.

Are you are dealing with a "homeowner" GC rather than an "Investor" GC?