Did I mention I need the income?

You kind of want to get the ball rolling on this quickly... you don't want to wait until the 30 day notice to know you have to market the property and get it ready to be turned around.

This loan is with no seasoning period. i can wait another month and be at 3 months, or wait longer and be at 6 months. are there better deals out there.

It is hard to cash flow here in decent ares but if you can wait out rent increases/interest rate drops then you should be able to cash flow handsomely in those good areas.

I know this limits my options further, which is why I have focused on small multi.Exactly what you mention in your second comment is what I'm running into.

My investment strategy revolves around viewing cash flow as a tool to build reserves for both short and long-term capital expenditures.One key aspect of wealth accumulation in real estate, as you rightly mentioned, is the gradual reduction of your principal mortgage balance by others and the accrual of forced equity and natural equity through market appreciation.I operate Elevation Appraisal in the valley and serve as an agent with Windermere Bozeman.

On the contrary, something like real estate professional status is NOT a loophole, since its directly mentioned in the tax law and is heavily litigated. 

Our recommendation to most of our clients is that until we have additional information, if you are going to be able to claim bonus depreciation, just extend that tax return and wait for it to be finalized. 

Thanks for the mention, @Kelly O'Keefe @Jun Lopez I provide specialty tax services such as cost segregation studies, 1031 exchanges, historic tax credits, section 179D, energy tax credits, etc. rather than tax preparation services, but I'd be more than happy to connect you a CPA (or there are great ones here on BP as well).

In addition to Cody Cox mentioned earlier, others are Chris Seveney who has a couple funds, Josh Andrews and Bob Malecki who have the Notable Fund, Dan Deppen and Andy Mirza also have note funds and all of them contribute regularly on this forum.