Hi Anthony,It’s great to see your focus and dedication to learning about real estate investing, especially with such clear goals for your family and future.

I saw a prior post where you mentioned having a STR in Texas.you want to have a conversation with your accountant to see if it can be treated as an active property instead of passive.If it can be, then there is a potential opportunity to offset the losses against other forms of income such as wages, interest and dividends.

I have good credit and sustainabile income but I have been finding trouble in traditional lending **How do you approach rent-to-own agreements?

Also, I won't do any buisness this year through my LLC so will I still have to file? 

In your first example where you get a property under contract for $50k and then assign it to your company for $65k, I'm assuming that'd be a cash purchase so - while you technically could do that - it would serve no purpose and you'd have to pay an extra $15k at closing. 

If we do create an LLC, it looks like we get worse rates than if we buy through a personal loan.

My question is, do you recommend using a lawyer to set up the operating agreement? 

Unfortunately I don't and I do feel more comfortable gathering the data and doing the analysis myself regardless so I was wondering if there are tools to help me do it faster.

Your cash-on-cash return sounds solid, and it's great to hear that it's already cash flowing!

Has anyone ever applied for an sba7 small business loan and applied it to one or more rental properties.