Looks like a waste of money for a marginal improvement.

I have a few commercial and LTR but keen to get in to STR for some monthly returns but also as  a tax strategy.

Do hard money loans not really exist much that lend based on the ARV?

Some have heavy appreciation but lack cashflow, some have high taxes, low taxes.

Anything is possible, but being successful as an agent under 30 is incredibly hard, because clients usually don't pick agents that are much younger than they are.Always sail with the wind, it is easier.Getting into sales at a young age is a great idea, but I think you'll find it much easier (and make more money) doing something where your age is not in your way like flipping couches, washing driveways or selling lawn services.

Fast forward 3-5 years from now and even though rates are down those same homes are now worth or selling for $50K to $100K more.You end up losing more money waiting for a rate to come down versus being able to buy a home for a lower sale price.

Saving up more money isn't the most fun suggestion but it is what I'd suggest.

Looking to sell it without realtors as we’d lose a lot of money, any recommendations on places to sell it or Facebook groups?

- What can I expect with taxes/registering with city/state?

In today's market, your mortgage, taxes, insurance, and maintenance could be 30 - 50% higher than if you were renting.