However, I am going to assume you are working with a turn-key company that does everything, which means they claim to represent you when they're really raking you over the coals for a fast buck and hoping you never look behind the curtain.

I told the broker today about my concerns with the rent roll and he basically said that what he was able to produce for the OM took a ton of work to formulate the numbers to be what they are based off the scratch pads of accounting they the seller maintains and calls records lol.

Broker either doens't know what he is doing or is trying to pull a fast one on you.

Also many agents who are in properties every single day of their lives, can also offer home design tips of what works in today's market, and what renovations will offer you the most return on your investment when it comes to resell.

I believe that your best bet would be to either 1) find an off/on market property that already meets the 1% rule which will be very hard especially in that area in today's market or 2) find a fixer upper and buy it cheap and force that appreciation.

I'm new to REI, but I'm picking it up as fast as I can.

My question is if I chose to sell the property today, will I be past the 1-year mark to be considered a long-term capital gain or is it based on when the property was put in "service" as my Tax form 4562 calls it aka rented out?

Today a member of Phil's team named Chris Hall hit me up for a $25-40k upfront investment, so I'm here doing some research first.

for A traditional sale in this market will move just as fast & help the seller retain that equity in the sale. 

We got the payment today and realized the property manager charged us 65*3 Units versus 10% of gross rent.