Fortunately through YouTube has taught myselfI’ve taught myself how to do all of the above so when I have people quitter they can’t do it I jump in do it myself as far as materials the same here I just make sure I order two months ahead of time

As far as the other questions regarding UBIT, etc., you can’t selectively distribute depreciation or UBIT.

I think my biggest concern as far as advertising goes is my budget.

As far as offsetting W-2 income, It will be hard to do that unless you are a qualified real estate professional, or your spouses.

There are no lease agreements provided by the state as far as I am aware. 

To estimate appreciation, I currently use the general inflation benchmark as a baseline, with a few extra point for the Bay Area.As far as the exact appreciation percentage per year, that is not something we can control or accurately predict.My gut feeling is that higher inflation will translate into higher appreciation.

If not and you would rather go the 3.5-5% down than FHA would probably be your best bet because Homestyle Fannie & Freddie have been on hold as far as funding due to COVID and market scarcity.  

The 70% rule is so 2015. 

As far as markets, Indiana and Michigan have properties in your price range (about 150k) with great cash flow and decent appreciation.

As far as a sponsoring broker, you have to decide how much training you want/need.