Good Morning Marika.

Like @Jeremy Holden said above, sub2 could be a good option for you, he's a great resource to lean on in this market as well.

A follow up question:Is it true that if Monthly rent is >= 1% of purchase price should be considered as a good investment and which does not meet this should not be considered for good investment?

If you don't mind fixing up rough properties, we have found good opportunities in southern Virginia, we do a lot of renovate and hold in the Martinsville area

Hi Jenny,It's not unethical as long as you are being respectful of their time!

Good luck!

Is there any good Facebook groups you recommend as a start for these two areas? 

While we knew that all hard money lenders are not created equal, and some could be good….we knew from our own experience that using hard money could cause a deal to fall apart by making the process less seamless than we needed it to be.What ensued was a month-long nightmare that tested our patience and threatened to derail everything we had worked for.The lender moved at a snail’s pace, bogging us down with endless requests for additional walkthroughs, appraisals, and paperwork.

The market-dependent specialty amenities that you bring up are a good idea that I will start working into the plan.

I believe in practice it does not actually offset the capital gains but reduces my taxable income dollar for dollar with the loss, as long as my Modified Adjusted Gross Income (MAGI) is under $150K.