I think the increase in E&O insurance for adding property management services is a key factor.Example Split Structures:1) Split 50/50 the monthly management fee.

Flipping is a self-employed job with high risk and high transaction costs.By the time taxes and agents are done with you, the juice is rarely worth the squeeze.   

Determining whether the venture falls under a service or rental business hinges on the provision of substantial services; for instance, if a bed and breakfast service is offered, it must be reported on Schedule C, triggering a 15.3% self-employment tax.Moreover, personal use plays a crucial role in the classification of the property.

If you are not confident in your own abilities, why not get a new CPA? 

In addition, the housing markets in many parts of the country have been increasing steadily, if not briskly, for almost a generation without any significant re-alignment to the underlaying economic reality.  

Yes, additional expenses for MTRs include utilities, wifi, landscaping, consumable supplies you provide for your tenants, additional insurance needed for a furnished home, and if you are hiring anyone to help with the property if you aren't self managing.

True .. but these are the two county I confident about market and it’s my neighbor county.. any advise on any small town or county that has potential or growth.

I'm not a realtor but I have seen some Realtors do the following to really increase their business significantly coupled with somethings that I do personally as well.1.

That a 63% increase from last year!

All of this has lead to lower crime rates and increasing property values.