Hello everyone,So, I finally found a real estate agent that's alright. Just run into a problem. I am having a hard time running the ARV on these properties. It might be due to the fact of lack of trust in myself and t...

Hiring a property manager for future ordeals like this could make this entire process much less stressful and easier on you.

Unfortunately in my case (and seemingly yours) the options were limited to reduce the capital gains tax impact.

Reduce overhead: stop eating out, move somewhere cheaper, drive a terrible car, cut cable, sell your TV, etcMake more money: get a job promotion, work overtime, flip homes, deliver pizza, etcDetermine what is your highest dollar producing activity and do it as much as possible.

Doing that was the only thing that has reduced the smell, so I'm 99% sure the smell is not coming from the finished space. 

I do not allow pets- I have now renovated 5 of my past pet-friendly apartments and they leave a lot of damage and some that you do not see on first blush or that can be temporarily masked with a good cleaning.I am a minority in my market and it significantly reduces my  applicant pool.

Possibly a reduced cost because perhaps the agent offers a reduced commission to seller.Cons of using listing agent--1.

Those that do stay in the casino hotel may get reduced rates if they're regular players. 

However, given the lower expenses, reduced competition, and ease of management, it might be worth seriously thinking about looking at more of them. 

@Eva Hambrick a few things...First, I obviously want a CPA who is a experienced in rental real estate; including things like depreciation, capital improvements vs maintenance expenses, passive activity losses, applying 1031 exchanges, etc.Second, as both a business owner and real estate investor, I want my CPA to understand that I have both earned income and passive income, and help me strategize how to reduce my tax liabilities from this standpoint.Finally, I want my CPA to be proactive in helping me plan and manage my tax strategy as part of my overall financial health all year long, not just file my tax return in April.