Many in West Coast bet the two digits (%) appreciation will be last forever. 

but in my opinion and I have been working in the asset class for 2 decades now and owned close to 500 of these.. if you have this issue now there is a high likelihood of repeat offenses..Many times the tenants themselves will take the items or hand the keys to their cousin who strips the home.. 

Generally, you cannot help taxes on rental properties by structuring.So you should evaluate it from two other angles:- asset protection which is an attorney's questions- operations, for which is overly complicatedAnd if you "don't have the best accountant" - maybe you should upgrade.

(There are exceptions to this for small creditors, less than $2 billion in assets and originates less than 500 first liens/year).QM's are institutional paper that Fannie, Freddie, VA, FHA and the like require.

I dont know about Atlanta or GA MSA but there are some banks here in WA these days that go upto 95 or even 100% (according to the flyers I have seen) with a full appraisal and other factors like assets, your financial stmt and other criteria but upto 90% LTV is pretty std I think in most cases for a HELOC on a primary residence and 80%LTV on a cashout on primary residence.If its a rental your only option would be cash out refi @75%LTV as HELOCs on an inv prop are virtually non existent anymore after 2008/2009 market crash but you never know.

Buy them for cash flow and asset accumulation, not for taxes.That said, you do not deduct depreciation.

There is a difference between ongoing repairs and repairs that have stacked up over the years as the seller has sucked out maximum cash flow and put a band aid on everything instead of properly maintaining the asset.

YUP  exactly anyone who thinks low value  assets are passive simply does not know what they don't know or are in denial or will get an education real quick. 

There’s a comment up thread about getting out of a divorce quickly and just wanting the asset liquidated.

This is more important lately for me as I find myself wanting more to get into the financial independence mode, and having listened to the podcast am now interested in trying to BRRRR with lower cost assets than what's available around me.