I do wanna say that having a real estate license helps a lot with both understanding the nuts and bolts of the transaction (real estate laws and contract laws) and also grant you access to the MLS (if you paid) and you get paid a commission even if you do deals for yourself (a little cash bonus). 

Either the market changes are a bonus/cost of doing business, depending on how prices moved.

Also, does anyone have a good bonus structure for property managers?

Side bonus to this is that you can work with someone who has more knowledge than you and you will have a fountain of knowledge to tap into! 

Bonus points if your property is in Texas. 

Influencer income does t count, neither does commissions, bonuses, or any other type of non-standard non-guaranteed income. 

The unfortunate thing here is that investment properties foreclose at a higher rate than primary homes so many banks just don't want the exposure to this.

Generally speaking a money partner will be happy in the 12-24% range depending on exposure and the security offered, etc. 

I am thinking also since it is at least for Chris under 1 million price and higher cap rate  even at 80% ltv that can be a smaller commercial loan for a lot of banks and local lenders.The type of properties my clients tend to buy are more larger price say 2.5 to 6 million STNL so 80% leverage on that would give a lender much higher loan centration exposure then they would like.  

HVACs are a 5yr unit of property, they should be depreciated, and then take 100% bonus depreciation.