However I want to portray a professional business look.

I took the half price closing costs and am well on my way to my first crack at land lording! 

Let me start by saying I’m not a cpa so this isn’t tax advice, go consult a cpa.From my understanding if your AGI is above 100k they start phasing out how many losses you can take (capped at 25k if you make under 100k), once you hit 150k then you can’t take any losses.The only way (I’ve seen) around this (assuming you’re married and you file jointly) is to have one of you be a “real estate professional” which means you spend 750 hours a year working actively on real estate and that you don’t spend more time than that on any other job.If you meet that criteria you can take unlimited losses and use that to offset other income, so in theory you could make say 300k and show losses of 350k and pay zero income tax.

When the investment conversation and participation moves from the classes (the professionals, the experienced and the educated) to the masses it is an indicator of froth if not a market top.

I want to develop crediability and professionalism.

About six times we've treated workers to a professional massage after they've helped us with an enormous project.Ongoing, we often take our construction/trades contractors out to lunch on days when they are working most of the day on one of our properties. 

This will expose you to the different markets, expand your network and help you save for a dp.The other option (which I suggest, or worked for me when I started out) is to secure a property that will cash flow, complete your due deligence, complete a thorough analysis and then present it to a partner (friend or family) who will put down the cash, while you act as the industry professional with all the knowledge.  

Second just looked at 3 homes.These days as a professional realtor I can make an offer very much not needing to view inside.

But hired professionals for things like plumbing ($6100), AC/Heating ($15,000), electrical ($2000) and landscaping ($5000) All profit each month is directly applied to the principle.

Moving forward there will be an extensive professional cleaning required, replacing flooring, and the time it takes to get that done even though she is no longer living there.