Believe me, I know about the online gurus, I've been trying to avoid what they market wholesaling to be, that's actually why I came to ask on BP to begin with was to get realistic perspectives, even though it is a grind, I think it is a grind I am willing to make.

Assuming the mortgage, rehab with cash.

they give a more realistic picture of the first few years of investing than the online hype.https://www.biggerpockets.com/forums/12/topics/1171104-the-m...https://www.biggerpockets.com/forums/48/topics/1159104-overl...

After that, offers are typically made through an online offer site.

I believe I have two options.Property Info:Purchase Price: $365,000Current Loan: $329,000Interest Rate: 5.7%Mortgage:$1900PMI:$130Insurance:$157Taxes: $320Current Rent Left: $1200 (Market $1400)Current Rent Right: Owner Occupy (Market $1800)1.

*Most* of the time, especially early in your investing, you can book enough losses to offset income between improvements, depreciation, taxes, insurance, mortgage interest, vacancies.

  $1.5M mortgage, 30-year-fixed at 2.5% so I really do not want to sell or refi.I've looked at equity co-investment outfits like Point and Hometap, but the deal terms seem atrocious. 

I checked the value last month online (AVM) and it was 170K. 

If your city has these laws, I would find a way to check each month to see that your tenant is paying those utilities - checking the account online? 

I qualify income in the same basic way a bank qualifies someone for a mortgage. 1.