So, if she bought the bitcoin for $1 million and is now using it to close on a $10 million property, that is a $9 million gain that needs to be accounted for in her income tax.

It's simple enough to make a row for income, and another for expenses, and then subdivide those expenses, and add them up in the total expenses cell and then subtract the gross income from those total expenses to get my net.

Not a rookie - While I have never purchased a home without an agent, I have purchased two homes in the last fifteen years in Denver and, at some point, managed both with some form of rental income, plus helping my mom manage the independent basement apartment in her home.

@Paul De Luca PITI 11.4k, Gross Income (once I move out) 12.5k 

The majority of my income comes from my rental portfolio.

I think the real estate professional strategy works if it is your primary source of income.   

But an investment-focused agent brings way more to the table than just writing offers.Finds off-market deals you’d never see on Zillow.Negotiates beyond price—think seller credits, better terms, and saving you $$$.Spots risks & hidden costs so you don’t get burned.Thinks long-term—helps you buy with appreciation, rental income, and future wealth in mind.Has key connections to lenders, contractors, and off-market opportunities.If you’re looking at this as an investment, the right agent doesn’t just cost you—they make you money.

They track management income, expenses, vendor payments, etc.

We’re looking to increase our lifestyle through the decrease in housing and built a little passive income medium term. 

If you have high W2 income, the amount your STR makes (or loses) will be peanuts compared to the tax savings.