I wrote the above for informational purposes.

the 500k tax treatment will always be there.. ( unless code changes) .

I would caution on comparing these returns to the S&P 500.Real estate has been pretty much flat the last 2-3 years while the S&P has been on a great run.It's human nature to sell the lows and buy the tops.

The firms that I go to for my single family properties only seem to do residential.

I used a promo code provided at the end of a webinar and paid for one full (discounted) year after attending "The 90 Day Challenge" with Dave Meyer.Attendees who purchase the Pro membership are supposed to get the "Real Estate by the Numbers" book as well.

I'm new to the forums and looking to connect on single family long term rental deals as well as vacation rental deals. 

Running the numbers yourself will give you the number that works.

@Harsh Poshti  You do need to check with the local zoning office. 

If family lives in the main home and friends stay for free in the garage, the property remains a primary residence, but there’s no rental income or tax benefits.

Quote from @Jerome Wiley: Can the landlord ask a perspective tenant how many adults will reside at the rental property?