Unfortunately real estate alone doesn't offer a ton of opportunities either in a traditional planning sense (i.e. not talking about 1031s, property managment companies, etc.)With active trades or businesses many times we can advocate for large retirement contributions into 401ks or SEPs which can save a bunch in taxes.

In other words, if you can get a laborer for $9/hour, but you have to stand there and supervise him and also provide tools, that is not the right comparable expense.

It's 100% normal for an REI friendly lender to be able to say "yes" when a more traditional lender says "no."

Users searching for your competitor either already have an account with them, or they are conducting research, and comparing pricing/services between property management companies they are considering.

Can I get a traditional mortgage with this?

Do I need to improve the property/raise rents enough over the course of the 2 years that a bank will give me a traditional loan at that point?

However, I can promise you if your comparables have very open floorplans and high end finishes, you will take a hit by having a kitchen tucked away in the back of the house without a doubt.

Anyway you are right, I'm starting to notice houses are up for sale much longer than it has been compared to the last 2 years. 

I know traditionally with the BRRRR method, most lenders want a 6 or 12 month seasoning period of the property being rented.

Going the traditional route when it comes showing first time home buyers a house to purchase isn't for me.