Owner carry financing, hard money for renovations, then refinanced into a long-term mortgage.

For a hard money loan, you have to close in an entity, it also helps with your credit being the mortgage is not under your name, with a 700+ credit we can usually get you 80% LTV on a purchase.

If the rents are already nearing market rates, will she be able to go up that much? 

I started off doing long distance BRRRRs until the rates went up.

Say Income tax rate is 25%. 

While a western WA deal might not meet some Midwest cf metric like 1%, it will be above the market cap rate or below FMV of comparibles and give you options. 

Statistically, the CPA exam has had a pass rate of 45-55% and the BAR exam has had a pass rate of 40-75%.About Enrolled Agents (EAs):An Enrolled Agent (EA) is a tax expert licensed by the IRS.

It's not as high performing as what's traditionally recommended (it's still cash flow positive but has a small margin) but that has a lot to do with the high interest rate.

Average rents are hovering around $1,100 a month, and properties are getting snatched up fast, with vacancy rates staying low.

So, comps can help with figuring out local cap rates, then you need the income from the property to determine a value.