So your $10k could get you a property but what you don't think about is the tenant class is lower and the ups and downs are more frequent.  

There might be some added tax benefits for this if you add in depreciation to help push you to a lower tax bracket. 

You may be able to find a 3/2 in Kissimmee with lower HOA.

And yes, we’re focused on value-add and lower occupancy communities.

If you only have one LLC and don’t need entity tracking, you could get a lower subscription and categorize your properties as ‘customers’, then units and tenants would be sub-customers.Simple Start would allow you to invoice your tenants (if desired through QBO) and produce basic reports. 

The lower the price the more I would be willing to do some fixing up.

The estate agent tells me that banks normally undervalue their valuations and that it is great that the valuation is so high (while still being lower than the asking price!)

The probability of that happening drops much lower when YOUR voice is heard, when the actual victims get a chance to speak.

We really want take advantage of accelerated depreciation to lower our tax liability. 

I suspect maximizing the investment might make it slightly less desirable as an owner or at least the renovations might have lower ROI if sold to a homeowner.