With the extensive fair housing laws these days, I feel it's important to advertise your criteria and I do that by sending out a tenant profile to every inquiry before I go any further in the process.

The calculators are great and I have been using them extensively in analyzing deals. 

You need to talk to (a few) tax attorneys or accountants who work with international investors.We work extensively with overseas real estate investors.

We're not quite in the 11th hour yet but it's close.You might have more options filing an extension and interviewing CPAs in May or June for a summer engagement.

I definitely will do extensive research before jumping into annuities - index funds feel like a better move for my life stage but I’m still digging.Per your advice, I’ve been stacking cash and looking for additional investment properties but honestly haven’t found any deals that pass my criteria in the last 1-2 years.

I prefer the idea of cash flow over extensive rehabilitation on a property.

Though, of course, know that all CPAs are likely very busy right now, so you may end up having to file an extension if no one can fit you in right now. 

As an extension of this, I've requested that tenants be responsible for rent for the month after they move out to cover carrying costs...rarely works though.At least you get to keep the security deposit ;) 

., Germantown = 37208 (up-and-coming/heating up/hot, works for a few different strategies, older single family homes, new construction, and reuse of old space, Germantown is a little bit of an outlier with how much more development has happened there than anywhere else in North Nashville but now there are more options)Madison = 37115 (strong rental market, suburb of Nashville, good for commuters)East Nashville = 37206 (established/desirable neighborhood, strong commercial strips, walkable could work for a few different strategies depending, older homes + new construction, lots of STR's, very easy to LTR as well)Inglewood = 37216 (an extension of East Nashville, marginally less desirable)The Nations, TSU/College Hill, Sylvan Heights/Park = 37209 (up-an-coming/heating up area, fairly strong commercial strips (continued growth), LOTS of new construction and development, Amazon just announced a multi-million dollar project with TSU)Downtown, WeHo, Midtown, Music Row = 37203 (very established/desirable neighborhoods, ideal STR location, easy to rent, I don't know if you know this but Amazon is coming to town and EY is expanding there base here as well.

The house was to good to be true, it has extensive foundation problems amongst other things.