I've been a full-time real estate investor since 2019 and have flipped hundreds of houses and currently own a 50+ SFH rental portfolio (including short-term & long-term rentals). 

Sellers don't want to go down at all even though we try to offer good terms. 

If the trust mentions the real property, but you never actually transferred ownership of it into the trust, likely the trust terms don't govern it yet. 

The beach houses in this area are expensive, and may not be the best investment in terms of rental income, but we would really enjoy going there when it's not being rented out.

Here’s an example of bonus depreciation.One way that you can still benefit from a cost segregation study is by utilizing the Short-Term-Rental (STR) strategy on your property.

I feel so helpless in this situation and appreciate your opinionHow detailed are the complaints?

Hi Caom,I have a detailed calculator I can share.

The market rent puts all three together at approximately $2900 monthly.Now here are the details and costs behind the acquisition:Property taxes: $5000 yearlyInsurance estimate for all three: $3,300 yearlyC-class properties (not best location, their condition is about average - older properties)Purchase price: $250,000k$15k down and $235k seller financed at 6% interest for 30 years. 5-year PPP. 

If it's been a long-term tenant, we plan to have them repaint. 

cost: 1,300/mrunway: 4 months = 6,800spread: 1900all in cash: 138,800Income a year: 22800/y ÷ all in cash = coccoc: 16.43%seller sees offer: 250,000sub-to 120,000sell fin: 500 w/ 0% intrest term: 13.33 yearsdown: 50,000