I talked a roommate into co-signing with me so I could get a house with my limited credit. 

If you're investing out of state, you have a lot of options to choose from since you're not limited by geography.

We try networking as best as we can but starting out has us on a limited scope.

I can’t believe how many investors are so focused on buying and not how to KEEP THEIR PROPERTIES or KEEP TRACK OF THEIR PROFIT AND LOSS.

Can anyone explain what the different rental losses I have circled are?

I also get tired of having to explain that by "making a relationship" with you, I expose myself to litigation if I ever have to sue a borrower for a deficiency from a foreclosure and oh, let's not even mention the part about how I have to explain to my state and federal regulators, or my shareholders that I failed in my duties to maximize recovery and minimize risk of loss by selling directly to some invidivual investor instead of exposing the property to the open market....you keep digging.

Can you carry losses forward as well?

For example, if someone buys at a pre-construction price expecting to sell at market price when the property is built, and in the interim, the market goes down, the speculator may have to sell at a loss.

Do you still see tax advantages of depreciation and how can you limit your tax exposure when you are cashed out at the refinance?   

Others will say as little as possible, I like doing 20 percent as it helps limit your risk some.