Turnkey buy and hold with long term renters is the best way to get your foot in the door with RE investing.

The solution going forward is don’t agree to terms with wholesalers that have study periods unless the DD period is reasonable and/or you can still market until the $ goes hard. 

And you have the longer-term solution of REI.

If you have a lease that is currently in place, you have to keep the terms the same until it ends and then have them sign a new lease with the new terms (give them the proper notice required).

I’ve got a single family townhouse long term rental.

So, no new deeds need to be done until the existing deeds term has ended.

. $10k in losses will reduce the federal tax due by $1.5-2k.However, the state tax due gets lowered by a very small amount by using passive losses to offset passive income as I assume state tax rate is quite low (I live in TX, so never worried about state tax) compared to long-term capital gains rate of 15-20%.

The consensus, not surprisingly, was that we are in uncertain times but there are certain societal and market fundamentals that make residential rental property, aka SFR and BFR, extremely attractive asset classes, short-term, mid-term and long-term.

Maybe they are making a bit more of the 10 year product, maybe they strongly believe that rates will be dropping and you will refi so the lower rate makes sense in the short term.

The house I'm buying will be used as a long term rental.