I use professional software, but I know a lot of people that use TransUnion Smart Move and are happy with it.

That is the jist, i would like to add to the responses above that even in the future if you qualify for real estate professional status, those losses cannot offset active income since in the year you generated the losses you were not real estate pro.

It’s the beginning of my journey and will be looking to learn and implement how to build a portfolio of long term rentals. 

@Mitrah Rasti the deed and loan are separate issues.Your partner should be able Quit Claim her ownership to you without triggering the lender's due on sale clause - as one of the lendees (you) will still be on the deed.You should check with your local municipality to make sure how this may impact your property taxes.You should also check with a tax professional to see if there will be any income tax impacts of the Quit Claim.Lastly, NONE of this will remove your partner's name from the loan.

Are you also a Real-Estate professional and can assist in Buying process?

I am inclined to sell because I feel like I'm sitting on cash and I do not like the idea of taking out a HELOC or other loans to continue my investing journey (I got debt free in 2022 except for the mortgage). 

Fantastic goal, and a great way to get started on your investment journey.

Purchase price: $300,000 Cash invested: $85,000 Professionally remodeled home in the coveted Crescent Hill neighborhood!

As a professional, I will be fine.

@Ran Fridman it's highly likely if you talk to a tax professional that they will advise against a cash-out refinance before you sell your property for an exchange.