So if you had 3 rentals with losses and 2 rentals with gains, the losses from the 3 rentals would offset the other 2 rentals and the rest of the loss would be carried forward to offset other passive activity losses in future years if applicable.

Hey @Kendrick Seen - I agree with @Jonathan Greene that it's most important you use it and use it well.With regard to real estate specific software, we really liked RESimpli. 

to make this workflow smooth.But as usual, software companies don't make this easy on the end user.

I'm REALLY struggling with my applications through Apartments.com...which is TransUnion background check.

@Joshua Wei   For SFH check out our RCS software.  

Cost segregation is a great tax strategy when applicable.

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

I already did her screening and verbally accepted her application, but my question is how to i move forward? 

I have done a few FHA shorts with Pennymac over the last year, and you are looking at maybe a month or two from application to approval, if the person handling the sale knows what they are doing. 

If you want an in-depth view I would:- Research government statistics (population growth, median prices, appreciation, etc)- Qualitative research- Go to meetups, talk to investors (you won't find it hard to find someone investing out of state in OH)- Use softwares like rentometer, Vestmap, etc that's what I always say.