I am thinking Austin TX might be a good place to start due to the state's tax incentives and the recent decline in prices.

This will be my first rental property so want some advice.Purchase price - $195KDown payment - $59,176 (25% plus other closing)Annual rental income - $29,424 ($2,452 a month for 4BR)CoC return 10.7%Cap rate - 9.7%; Price to rent ratio - 6.6Cash flow will be over $5k per year after paying taxes and mortgage.

I moved properties into an llc in palm beach county and there wasn't a fee.

Since you have a good W2, why have the cash flow to report income and pay more taxes on?

Currently, I find myself in the 37% tax bracket due to W2 income and I'm eager to explore avenues to shelter taxes through real estate investments.

However, she’s late on her second month’s rent and gave me a heads up that she’d be a bit late and will accept any fees on the 1st day of the month.

Topic no. 409 covers general capital gain and loss information.The rest will be taxed, so a big chunk of that money will go to your uncle who happens to be a partner of yours. 

Some easily verified facts:- San Diego appreciation has been great - San Diego rent growth has been great- prop 13 protects against exorbitant property tax increases- San Diego has one of the lowest eviction rates in the country- San Diego has one of the lowest delinquent rent rates in the country- San Diego has a very low vacancy rate- historically for long holds, San Diego has produced near top in nation return.  

I’ve been curious since first seeing this advertised on social media.Usury laws don't apply to EMD lending since it is a fee not an interest rate return. 

I'd like to one day find all the deeds on the property going back to 1857 just to get a more accurate picture. 43 years: 4,400% gain (annualized 102%/year)26 years: 144% gain (annualized 5.5%/year)6 years: 47% gain (annualized 7.8%/year)Besides Real Estate where else can you see these kind of gains, tax benefits, and leverage?