I am looking for out of state investment due to low entry capital and a renovated property with property management.

We let our tenants pick their due dates and also if they would like to split their payments within the month. 

Not to mention higher property tax+insurance.2. if we chase highest appreciation good quality SF OOS, the initial cost is similar to starting condo price in good appreciation location in CA and Hawaii.When home price is higher than average US home price (400k-ish), The "allure" of investment OOS has significantly diminish.$250/sq ft is rich.

I'm also hesitant to bet heavily on permanent tax deferral strategies (e.g., "buy, borrow, die") as a lot could change about the tax code over my lifetime.

This can be particularly appealing if the seller is facing financial difficulties, needs to move quickly (perhaps due to relocation, divorce, or other personal issues), or the property has little to no equity and they can't afford to sell it through traditional means without bringing money to the closing.

I recently received a letter from the tax assessor explaining tax assessed value of the property increased to the purchase price I paid for. 

Also, do banks include property taxes included in the NOI calculation?

What I've found is that most Realtors don't like to work with FSBO sellers due to negative experiences dealing directly with sellers.

Due to an illness in the family we need to terminate the lease on our rental property early in order to sell the property; the lease expires in January 2025. 

While they were a few minor incidents, like the tenant refusing entry to the appraiser due to COVID concerns or issues with fixing things that showed up in the inspection, Eric helped sort it all out in the end, and we got them resolved.