Look for Value-Add OpportunitiesFocus on properties you can improve to increase rent or reduce expenses—this can make marginal deals much more profitable.3.

To answer both your questions, I would recommend you don't engage a real estate-focused accountant until you have at least one property.

I want my involvement in managing my future properties to lessen, becoming more "passive".

When starting out, I think you should at least be able to get to your property several times within the first couple of years to en reasonable amousure everything is set up and functioning properly.

What about 80% on an investment property? 

I'm actively purchasing multiple properties and would like to leverage hard money loans with terms typically ranging from 1.5 to 2 years.My primary focus is on securing financing that aligns with my investment goals while ensuring that the rates and terms are the most favorable.

This basically releases the one moving out and the security deposit stays with the property. 

Then there's the issue with doing a 1031 which is fine but my property taxes would go from $2200/yr to $4400/yr for an identical home. 

I recently purchased a rental property and discovered it needs more extensive repairs than I originally anticipated.

I've read a lot of people will buy a property as an STR, put it into service then do a cost seg.