Looking to hire a professional to help with my taxes this year, i've always done them myself but fear I'm leaving money on the table.

Charlotte and Phoenix used to copy each other in trends but the last few years Phoenix pulls ahead so, depending on your strategy, follow the money and invest in Phoenix. 

My remodel strategy is to use some of my own sweat equity and running subs to save enough money to upgrade the flooring, kitchen and baths slightly beyond the peers. 

You are bleeding money now, but each year it might actually get worse depending on the financials. 

I have the money to buy now but I would rather do creative financing and use as little money as possible out of my own pocket. looking to start with BRRR method but maybe should start with a wholesale first to fund that?

I am just beginning my journey as a wholesaler with zero money and zero knowledge.

What you’re suggesting is not cash flow, it’s return of principle, giving her her own money back  If she sells with your deal.

We only needed to pay earnest money and a portion of the closing fees bring upfront investment to 12-15K.

Like you mentioned, the money in the market is effortless.

A property manager should always account for both income and expenses—you’re the owner, and you have a right to see exactly where your money is going.It almost sounds like he thinks he’s doing you a favor instead of working on your behalf.