Get to know you customer base(what kind of payment can they afford).

Ideally I would like something that does both my books and property management in one.

Agree with Floyd, I think even up to 46th may not be ideal.

So, in your case, the assessed value would be estimated at $720,000 rather than $900,000, and the tax bill would be estimated at $18,000 rather than $22,500.A good tip that this same mentor told me is to have closing be as early in the year as possible (ideally January 2nd). 

Would be ideal to find locations where there's ground level residential units already and start re-zoning process from there.

I live in New York and ideally my first home should be here so I can manage it myself BUT properties in NY have gone up.

Lots of details missing such as are you married, kids, debts, savings, renter or homeowner, house-hacking, etc. but ideally just save 6 months living expenses and go full-time agent and forget the 9-5. 

I would try to do it under a self funded IRA ideally but there are prohibited transactions rules going that route.

You do get to write off your expenses against your positive gains though so ideally you would like to have your property depreciation write off your yearly profits and get the ancillary benefit of personal use.

Not preferred customer discount necessarily, but not at all out of line.