Found this deal through listing services and negotiation process was more lenient than I wanted it to be.

Participation in actively managing the property, in addition to other factors, changes whether or not losses from a rental (losses that may include bonus depreciation) can be used to offset non-passive income (W-2, 1099, etc). ...

This will remain the case until you reach a point where non recourse debt is available but it’s rare and generally only applicable to larger transactions where leverage is customarily lower and there remains carve outs for “bad boy acts”.I frequently see posters on here say “they can’t get a loan for properties owned by an LLC” but I suspect they incorrectly thought that they would not have to personal sign on as a guarantor.

The do preach being proactive and non hourly billing, which I believe in.

@Philip FeinsteinMost CPAs charge separately for tax prep and advisory services.

I think it's from how accountant's try to deliver service. 

Specialized Lenders: Look for lenders that specialize in investment properties or non-traditional property types.

I personally don't like pay too much attention to ProForma as I can't predict the future so I usually just like to know if cash flow is good AND more importantly if I'm financing, if the DSCR (debt service coverage ratio) is high enough to safely qualify for financing (usually above 1.2). 

We always try to remove them where the additional light from outside or ventilation isnt needed, when needed, we have replaced with glass block or nicer unit we built custom non functioning window out of pvc. 

It's free to create an accountAttom Property Data is something my old office used and paid for and was pretty great resource for foreclosures and lispendences.Usually county courthouses will display property data on their websites or you can see it posted there in person ( Free)Property Shark is paid but pretty useful up here in NYC as well.Free is always nice and as someone who's been privileged enough to used the paid services I would add that if you can afford it, pay for a service for a month or so.