Just curious as there is always some other nifty piece of software with its hand out to reduce our net profits

they talk about how much capital you need to be able to replace a substantial W2 income. 

- Condo- pro's- own something that will appreciate, can still be in the city, can rent out if we move- passive income.

Once you have a good estimation of rents that is your income and you can calculate the other expenses an ultimately your returns. 

As the local governments struggle to manage tax payer money responsibly, they should really offer incentives to private builders to build "income restricted" at a much lower price. $220-$300/ft for vertical build costs.  

My long term goal at the end of my investment journey is to enjoy the journey, play the long game, and  have enough income from my investments that keeps my family well and financially independent.

These all offer great write offs from the deprecation which can offset your income.

@John Mason, lenders will look at your credit history, income and assets held to determine your eligibility for a 15% down payment conventional loan.

There are several turnkey providers in town who can handle the process for you from top to bottom but you will give up some of the equity for the ease/reduced risk of the transaction.

Remember also that the interest on the loan is taxed at ordinary income rates.So for example lets say you have 100k and were making 8% in the markets - 8k per year and say you are in top bracket, you will pay $1600 in taxes per year or netting 6400.Now lets say you did a loan and were at 5% you are earning $5k per year (actually less because principal is being paid down and some of money goes into essentially a 0% checking account).