Pass-through Deduction: With the potential 20% deduction for pass-through entities on-the-table for 2018, the effective federal tax rate plummets from 39.6% to 29.6%.

I had a very reputable RE tax firm quote me ~$1,700 to do my federal and state return, which seems high considering I am a w-2 employee, 1099 from a brokerage account and 2 duplexes. 

We plan on owning at least 10 by the time that we retire from our full time jobs...and that will be in 8 years, we have 20 year government contract jobs.

Federally, capital gains receive preferential tax treatment, but California generally taxes capital gains at the taxpayer's regular marginal rate. 

I already pay for their kids schooling (property taxes), section 8, health care and food stamps with the 100K a year I pay in federal income tax a year.Apparently some people are bad at economics.

I keep hearing about help with our mortgages but that is only government backed loans and I'm sure the majority of us are not on government backed loans.

Both activities are dissolved into you, the owner, for federal income tax purposes, and one cannot rent from oneself. 

I have a significant number of clients well into the 37% federal brackets...

I was wondering if I should do this method to keep more reserves on hand and take advantage of the government program while I am still eligible.Texas offers a Down Payment Assistance Program(DPA), and Mortgage Credit Certificate(MCC) for first time home buyers if you fall below a certain income (My first year working so still under that threshold).

Hello all you smart people......I have been a stay at home mom (my husband works a 7-5 government job) and commercial real estate investor for the last 20 years.